Extensive excerpts of the Impromptu Address by Prime Minister Samdech Thipadei Hun Manet during the Distribution of Real Estate Ownership Certificates to Residents in Khsach Kandal District, Kandal Province [Unofficial excerpts and translations]

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(1) Making “Completed Land Registration, Satisfactory Services, and a Dispute-Free Environment in Cambodia” a Reality

The vision of achieving “completed land registration, satisfactory services, and a dispute-free environment in Cambodia” carries broad meaning and reflects reality. However, a vision that exists only on paper does not deliver. The most important thing is that the Royal Government must make it a reality. We have been doing this for over 20 years. Just like the report mentioned for Kandal Province — over 20 years — we constantly undertake reforms, especially the reforms of 1989. Looking back at the historical land law in Cambodia, it dated back to the 1880s when the French arrived, but the first implementation of registration began in 1930. Back then, proper titles did not yet exist; it was likely just use-rights.

(2) One Root Cause of Land Disputes is Unclear Ownership

Later, the country was upended by war, and especially during the Khmer Rouge regime, private ownership was completely abolished. Land titles eventually re-emerged, and today’s landscape reflects the practical evolution of the policies and actions implemented by the Royal Government. Some people say that the government talks a lot, but produces zero results. It is not zero. Regarding land issues, specifically in the past mandate, we measured and registered a total of over 7.7 million land parcels and issued over 7 million titles. In this new mandate, right from the beginning, Deputy Prime Minister Say Samal and I met, and we decided to focus heavily on resolving land issues because they were stalled. Stalled Boreys (development communities) are one issue, but village land disputes, regional disputes, disputes over state land and forest land management, along with population growth, have caused problems too. Most importantly, to end or prevent future problems, we must resolve their root causes. What is the root cause of disputes? In part, it is the ambiguity of ownership.

(3) Pushing Measurement, Registration, and Distribution with One Hand, While Resolving Stalled Boreys with the Other

Due to the ambiguity of land possession — both unclear measurements and in some places a lack of proper titles — the principle is, with one hand, we try to push forward with measurements nationwide, register the land, and distribute titles to citizens to put an end to the issue. We have done this, and we continue to do it. We have not abandoned this work. With the other hand, we are resolving stalled Boreys and other development (projects). We still have some remaining, but compared to two years ago, we have resolved a great deal. Crucially, citizens across the country need certainty. Therefore, the Royal Government decided — as H.E. Say Samal suggested — that we accelerate [measurement and registration] because if we relied solely on the speed of local and provincial staff and forces, it would take too long.

(4) Measurement Costs are High, but Costs Caused by Slow Measurement Are Even Higher

Consequently, the Ministry (of Land Management, Urbanization and Construction) requested — through H.E. Say Samal — to increase the field forces. We deployed thousands of personnel. We sent about 5,000 forces from the central level to assist, combined with local forces — some of whom are sitting right here. We also worked with (the Deputy Prime Minister and Minister of Economy and Finance) H.E. Aun Pornmoniroth to increase allowances for the working forces. The Royal Government decided to deploy them directly. If we do not spend on it, this massive job will drag on and remain difficult to resolve. Although the cost of measuring is significant, the cost of dealing with problems caused by slow measurement is much greater. For this reason, we are willing to spend on deploying additional forces combined with local forces to do this work. Some days, I see titles being distributed even on Saturdays and Sundays because in some places, workers are busy working and are only home on Sundays […]

(5) In Nearly 3 Years, Measured Land Parcels reach 6.3 M, Bringing the Total to 14 Million Parcels

I would like to thank once again all relevant officials, especially those directly involved in field measurements. I have seen pictures sent to me of field workers […] As a result, in a span of over two years, nearly three years, we have measured an additional 6.3 million land parcels. Therefore, combined from the previous mandate to the present, there are a total of 14 million parcels measured, and we have issued an additional 2.6 million titles. In total, up and down, we have issued nearly 10 million titles, and to date, we have distributed nearly 9 million title certificates, equivalent to 86% of all parcels, including today.

(6) Continuing Measurement, Boundary Demarcation, Registration, and Title Distribution, Targeted for Completion by the End of 2027

We will continue this work so that measurement, boundary demarcation, registration, and title distribution to citizens are fully completed according to our target, which is scheduled for the end of 2027. We must strive to make this happen so that our citizens have land titles in their hands […] (Although) this is what we have worked hard for and achieved together, we must also acknowledge that there are still issues to be resolved. The speed is now fast. H.E. Khuong Sreng said that previously, they sometimes issued up to 3,000 titles a day. The other day it was 100, 200, 1,000. Now it is multiplied by three. We have accelerated, but we still acknowledge that there are things to adjust. Sometimes, matters cannot be fixed in a single day. The important thing is that we grasp the problems and gradually resolve them with the goal of ensuring that in land services, people receive titles — especially those confirming boundaries — to prevent further issues. Issues identified through our studies have also been raised via social media platforms where citizens share comments.

(7) Congestion Has Multiple Causes, but Land Tax Issues May Contribute to Slow Resolutions

The other day, Samdech Techo Hun Sen raised the issue of title issuance — specifically, congestion. This congestion stems from multiple factors. We must firmly grasp what causes this congestion. The causes are not limited to measurement and registration. There are certain issues for which the Royal Government previously rolled out streamlining procedures to accelerate the work. The Ministry of Economy and Finance working group, led by H.E. Kong Vibol, went out to study this issue nationwide. Some matters relate to measurements, surveying information, or geography; in some places, they relate to citizens, and in others, to taxes. They are intertwined. It cannot be pinned on just one angle. We must study it. For the most part, the studying working group focused heavily on problematic areas, particularly land taxation, which may be a contributing factor to slow resolutions and congestion.

(8) Verifying Groundless Comments and Explain to Citizens, While Using Fact-Based Comments to Guide Solutions

The working group conducted studies in four provinces, but this data also incorporates what we received from citizens via Facebook and social media. Facebook and social media serve as a foundation and a direct medium for citizens to provide information. Since previous mandates, the Royal Government and Samdech Techo have always monitored these channels to see what is lacking and how to resolve it. In this mandate, we continue to do so. Ministries and institutions grasp matters within their jurisdiction and participate in problem-solving. I thank the citizens who have expressed constructive opinions. Please do not just come to insult, but state the actual problems so we can grasp them. We only want input from those who know firsthand, because sometimes issues raised on social media are verified with local authorities and explained. In some cases, the person posting is not even there locally. Upon asking, they turn out to be somewhere else. Some issues do not even concern them; they live in Thailand but heard that their uncle in this or that province is having a problem. Thus, they have no clear proof, yet they post boldly. We do not mind. We use these comments to verify whether they are true or not. If not, we must go out and explain it to the public. Nevertheless, many comments are genuine and serve as a basis for solving problems.

(9) Endorsing Eight Issues Raised Regarding Congestion and Seeking Policy Solutions

Regarding congestion, last evening I endorsed several tasks, among which eight issues were raised along with proposed policy solutions. Today, I am speaking through the microphone so you can hear — even though the Ministry of Economy and Finance will issue a press release shortly — to inform you, as it relates to our topic of distributing titles today.

• First, land registration at the Capital-Provincial Departments of Land Management, Urban Planning, and Construction does not yet have a Central Database Management System to manage document flows and integrated data. These systems remain separate from local geography and surveying administrations across capital-provincial regions, making it difficult for the central level to comprehensively manage data and utilize it for verification.
  • As a solution, we must promote the swift establishment of a Central Database Management System to share data via Ecology API systems with the General Department of Taxation under the Ministry of Economy and Finance, ensuring ease and interconnectivity in processing documents quickly. In the future, when visiting the tax office, you won’t need to bring anything; data can be pulled directly from the Ministry (of Land Management, Urban Planning and Construction – LMUPC). If possible, instead of going to the tax office in person, payments can be made online to finalize acquiring the title.
  • We have pushed for integration extensively. LMUPC has done a lot, but only in certain areas. We do a thousand things […] but we must prioritize this congestion issue. I ask H.E. Say Samal to work with H.E. Kong Vibol to interconnect with the Ministry of Economy and Finance. We are now promoting CamDX for interconnectivity.
• Second, some property owners fail to cooperate; certain documents are not collected by owners to pay taxes because they lack financial means to settle the tax; are not in the country, or do not provide sufficient documents, while the cadastral administration has not actively pursued this with them.
  • The system is there, but documents are missing. Both sides are waiting for each other. I ask the cadastral administration to promote and accelerate swift, effective resolutions and registrations through notifications, direct contact with property owners, and pushing them to complete procedures quickly. H.E. Say Samal can review working groups to target these cases. Sometimes they forget, sometimes they hesitate. We will contact them directly to close out and finish the files quickly.
• Third, some citizens hold old ownership titles or transfer letters that are encumbered by banks or microfinance institutions, making them unable to retrieve them to exchange for newly registered land titles. In some cases, banks or microfinance institutions accept loan collateral simply using the title receipt, leaving owners without receipts to retrieve titles stuck at the cadastral administration.
  • In this case, the Ministry of Land Management, Urban Planning, and Construction should discuss with the National Bank of Cambodia to find solutions, allowing citizens and banks to swap encumbered documents to retrieve land titles while keeping loan collateral valid, rather than letting them remain congested at the cadastral administration.
  • This is a reality; we must all acknowledge what the problem is. It is not about burdening citizens, microfinance institutions, or anyone else. We solve problems together starting from acknowledging where the issues lie. Thus, contributing to this resolution involves citizens, relevant institutions, and even the private sector like banks and the state. This is a joint task we must perform.
• Fourth, some documents feature administrative letters exceeding the 3-month validity period issued by the Capital-Provincial Departments of Land Management, Urban Planning, and Construction. Under current laws and regulations, owners face a 100% penalty tax for late payment, rendering some property owners unable to pay, while others request re-issued administrative letters.
  • All of this causes delays. As a solution, I agreed with the working group’s recommendation to grant leniency by suspending the application of the 100% late payment penalty for stamp duty until the end of 2027. Just come in and pay. Beyond three months, there are no more penalties. Come and pay directly to get your title. This lasts until the end of 2027. So do not wait until late 2027; come collect your titles now. At that time, you do not need to pay the extra 100% penalty for exceeding three months. For example, if the tax is 100 and the penalty is another 100, we are now suspending the 100 in penalty. You only pay the principal until the end of 2027. I urge you to come and collect them.
• Fifth, some documents involve ownership transfer rights passing through multiple hands at the commune, sangkat, or district levels without land history certification by local authorities, forcing the final owner to pay cumulative taxes across multiple generations.
  • This has been a problem in the past. Sometimes buyers do not know how many times the land was sold. The final owner has had to pay on behalf of all predecessors. In 2017, Samdech Techo granted a one-time relief, meaning anyone paying before January 1, 2017, was allowed to pay only for the final transaction without worrying about previous ones. That was done once, but since 2017, trading has continued. In some places, it was fast due to urgent sales, especially when land values surged. Therefore, this issue re-emerged. Counting from 2017, there have been multiple ownership turnovers. When paying taxes, it required reckoning back to 2017, causing bottlenecks and delays.
  • Last evening, I discussed this with (the Deputy Prime Minister and Minister of Economy and Finance) H.E. Aun Pornmoniroth and H.E. Kong Vibol, and their working group suggested extending it to the end of 2023, counting from 2017 to 2023. I said if we are going that far, let’s count all the way to today. Meaning, up to the end of July, since there are only a few days left […] Any land bought or exchanged multiple hands after 2017 up to these remaining days should only pay tax for the final transaction without digging into past ones.
  • Let me clarify: in 2017, exemptions were granted once. Now, from 2017 up to the end of July 2026, to keep things simple, no matter how many times it was bought, the final new owner only needs to pay the tax for the final seller. No need to dig into the past. Therefore, it is calculated up to the end of July 2026. Please hurry. It is not complicated, and it is easy for our officials. Tax officers won’t have to sit around tracing multiple handovers since 2017 or struggle to verify with cadastral and ministry offices. We are granting this exemption, hoping it will accelerate registration.
• Sixth, some cases involve owners buying land without structures, passing it through multiple hands, and later building houses on it. This requires paying stamp duty across each generation for both the land and the newly built structure because the building lacks a construction permit — creating an obstacle of congestion as the final owner refuses to bear cumulative historical taxes.
  • This is a similar issue, except there is a structure involved. As a solution, I agreed with the working group’s request to allow the payment of stamp duty and property tax on structures starting from the actual year of construction — backed by a construction permit or certification from competent authorities — rather than calculating back to the initial transfer when no structure existed, provided there is clear certification from authorities.
  • No need to dig into the past; just calculate from when the structure was built. I grant this leniency. Please apply this new principle. This prevents complicated hurdles from land turnovers and building construction, sparing the current owner from bearing past unpaid taxes alone. We do this to let people step in and close out uncertain records because they need titles and we need certainty. Tax exemptions do not cause losses; certainty is gained. Solving problems and taking preventive measures costs less than fixing problems stemming from ambiguity.
• Seventh, land registration sometimes requires owners to pay cadastral and miscellaneous service fees under Inter-Ministerial Prakas No. 186 dated March 11, 2026, concerning public services of the Ministry of Land Management, Urban Planning, and Construction, regardless of whether stamp duty is paid. Some citizens cannot afford this, causing file congestion. Others applied earlier under the validity of the older Inter-Ministerial Prakas when fees were lower, but their title procedures dragged on until the new Prakas with higher fees took effect, exceeding their financial capacity.
  • As a solution, I agreed with the working group to review the possibility of extending the implementation of service fees under Prakas 186 or providing lower-tier cadastral service fee adjustments so citizens can afford to pay and proceed with obtaining their titles. I ask (the Deputy Prime Minister and Minister of Economy and Finance) H.E. Aun Pornmoniroth to discuss with relevant institutions to explore these two options and see how much relief they provide. This is another step where the Royal Government assists citizens in getting their titles promptly.
  • If people do not come to collect titles, it remains a bottleneck. We finish the work, measure carefully, and register, but if titles stay in provincial or ministerial drawers and citizens don’t get them, it defeats the purpose. To prevent congestion […] the state work must also enhance information sharing and procedural acceleration, while encouraging citizens to promptly come collect their titles.
• Eighth, for our heroic fighters and national police officers performing frontline duties, when H.E. Kong Vibol’s working group visited, some troops asked how selling land or facing taxes would affect them. As requested by the working group, I agree and support granting stamp duty exemptions on property transfers and possession rights for properties with tax liabilities not exceeding 20 million Riel, where owners are military personnel participating in frontline combat, verified by identity and unit command certificates proving active combat service.

I discussed with (the Deputy Prime Minister and Minister of Economy and Finance) H.E. Aun Pornmoniroth and H.E. Kong Vibol that for our heroic armed forces and national police — including all three branches of the military and military police performing actual frontline duties — we will waive the 20 million Riel limit entirely and grant the exemption once and for all, provided there is clear certification. We cannot let people abuse the system; this is strictly for frontline heroes stationed and ready to defend the territory.

 (10) Preparing Rank Promotions for Military Personnel Stationed Defending the Frontline Borders

The other day, I instructed H.E. Ith Sarath to compile lists of military personnel — especially newly joined younger brothers and nephews defending the country — to arrange promotions. The law (this) is (to be done in) over a year. I said if they have fought twice, let us promote them immediately. We will create special combat medals, alongside our existing national defense medals, to be arranged across all fronts for those who have served and are stationed defending the frontline borders, especially those directly engaged in combat over the past five and 21 days, granting them special status. Normally, it takes a year or more, but risking their lives in battle is what we can reward them with.

(11) Canceling Debts for Fallen and Severely Disabled Soldiers, Tax Relief, and Interest Forgiveness for Displaced Persons as a Spirit of Mutual Support

I thank citizens nationwide for uniting in a single national spirit to support our heroic troops and national police since our first border clashes. Philanthropists and the private sector, including banks, have wiped out many debts for fallen and severely disabled soldiers. They helped provide tax relief and interest forgiveness for some displaced persons. This is mutual support, and the Royal Government will continue paying attention to strengthening national defense. Strong nations require strong economies and secure livelihoods. Resolving and distributing titles drives national economic growth.

(12) “The State Must Intervene to Some Extent in Land Distribution in Cambodia… to Ensure Markets Function and Equity is Guaranteed”

Regarding land titles, distribution, and reform, I have a deep personal interest because during my Master’s thesis, I wrote about land reform and distribution in Cambodia. At the time, I wrote: “Land distribution in Cambodia, if left entirely to the market, will not lead to efficiency and equity because we lack extensive information, data on land ownership, and more. For markets to function, buyers and sellers must align.” Thus, in my thesis, I stated: “The state must intervene to some extent — not to kill the market, but to support it and help distribute land by establishing clear land laws to prevent conflict, helping measure, and issuing titles so markets can run and equity is guaranteed.”  

(13) “The Mystery of Capital” … “Land Without Clear Ownership is Like Dead Capital”

For those without land who lose out in market competition, the state steps in. We now have LASED programs, providing land to citizens, former soldiers, and equity land […] Otherwise, there is no equity. The market operates to a degree, but those who fail or need assistance must be aided by the state. I wrote this back in 2001 — 25 years ago. The first economic book I ever read from cover to cover, besides textbooks, was The Mystery of Capital by Peruvian economist Hernando de Soto. It discusses land ownership. He noted that land without clear ownership is like dead capital, useless for anything. Rich countries prosper because they have clear land ownership, allowing people to use it as capital and a foundation for expanding economic activity. In poor countries, due to a lack of ownership, capital remains dead, usable only for minor village handovers, falling short as a financial base […]

(14) Continuing the policies of previous mandates Royal Government in building capital and truly distributing wealth to the people

What I did not expect was that I did not read that book out of any expectation of becoming Prime Minister one day and pushing for the issuance of title deeds, but it was a point that caught my attention because our country needed it. I am proud today that my visit here connects directly to what I studied, what caught my attention, and what I read — though reading it was not about abstract theory, but rather about experiences synthesized from many countries. Now applying them in our country, it is no different from Peru or other poor countries that have faced issues and carried out land reforms.

What we are doing today is a continuation of the policies led by Samdech Techo in previous mandates, by former Ministers of Land Management, including H.E. Chea Sophara and other former leaders over decades since 1979, which is reform. Now, it is being continued by H.E. Say Samal. The government of this mandate continues it as well. It is entirely foundational work for building capital for the people and truly distributing wealth to them. In the past, we had use-rights, possession rights, and ownership, but ownership is not clear, conflicts persist, and confidence in what we hold in our hands cannot be fully relied upon. There were places where a single plot had three hard titles. Sometimes, when measured on paper, it said there was a road to the north, and this side faced the riverbank. When the riverbank erodes downstream, what happens? Square meters are lost.

I remember a story from the time of Uncle (Hun) Neng, who used to speak about it. My late uncle was the Governor of Kampong Cham at that time. He asked for help to resolve an issue […] People from Kang Meas were claiming land in Koh Sotin because land eroded from Kang Meas and accreted at Koh Sotin. Therefore, the people from Kang Meas claimed that it was their land. However, the land law does not state anything like that. That land did not even have a stamp or official mark. Clear designation on a map […] according to the land law, how rights can be supplemented together under the old law depends on actual circumstances, because sometimes it affects water flow, erosion, or other factors. Nevertheless, having a title deed is better than having none.

Consider court rulings – someone sells land, taking the title to sell it based on square meters. When the buyer arrives, the land does not exist. When they bought it, it did exist because it was legal. But after purchasing it, it ended up under water (lost). This means they only bought the right to that spot. There are many such stories, but at least there is clarity, and we know how things stand. If there is no clarity, we have no idea what is going on. A difference of just half a meter or so causes problems. That is not even talking about country-to-country disputes. Even close neighbors in the same village lack clarity (could do too). In the past, it was fine, just planting banana trees or coconut trees next to each other. Looking at houses, there were no fences or anything. When people started putting up boundary fences, problems arose. In our village and rural areas, was there any need to build fences? I remember going to visit Niroth Pagoda when I was young.

(15) Title deeds eliminate financial and resource expenditures, solve problems arising from ambiguity, and empower citizens as rightful owners

We didn’t have iPads or video games or anything […] when traveling by boat during the high-water season, there was nothing; houses on both sides and neighbors were fellow citizens. Their houses stood right there without fences; neighbors lived side by side, knowing that coconut trees were planted, but they were planted inside the land, not on the boundary line. Later, when you look, they are all brick and concrete houses. Therefore, there must be clarity. This means that such clarity is required for evolution. The property owner can also use it for various purposes. Even transferring ownership to children is done with the comforting assurance that there will be no need to resolve boundary disputes with neighbors in the future. Having the title deed is essential for expanding a business, buying and selling, or whatever is needed.

Thus, the title deed brings multiple benefits. These benefits help citizens, society, and local communities by: first, reducing and eventually eliminating financial and resource expenditures spent on solving problems caused by ambiguity; and second, granting rights, opportunities, and possibilities to citizens who are property owners to use as a foundation for self-development and to ensure the boosting of the national economy. The state and the nation will achieve growth together; that is what national defense is. Reducing complications, solving problems completely, and strengthening our capabilities across all fields ensure that we live strongly. When we defend the nation and are strong, no one will look down on us. If we are strong, we have the capacity to determine our own destiny and be masters of ourselves to a greater extent, especially for future generations who will require clarity in resolving matters.

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(16) Long-Term Planning: Organizing Rural Borey Master Plans

We think about good urban planning and wide roads. Don’t wait until our villages, communes, and districts grow like cities. Do what can be done now by building roads first. Think about it in term of 20 to 30 years ago, when I remember taking a boat here with Samdech Techo to inaugurate Prek Tameak Bridge. There were no roads or factories then; we slept on a boat […] The next morning, there was a house by the river, and dirt roads everywhere. Without long-term planning — especially for state land and road reservations — future expansions will force us to move people and tear down fences and trees. But with a master plan, like H.E. Say Samal’s rural Borey concept working with the Ministry of Rural Development, we can zone administrative and other areas ahead of time […]

(17) Set up infrastructure combining foundational capacities with overlaying capacities … ensuring the capability for rapid future development

We are thinking ahead so that we (do not face difficulties in resolving issues later), because right now we still have land and much of it is not yet developed. We are organizing it in advance. Clearly defining where the key locations are. What kind of zones are feasible in various places — we cannot do everything all at once. But as a priority, we must proceed sequentially so that we can foresee that this place in the future will be no different from Kandal province 20 years ago. Shortly, this place will also be no different from Takhmao City. Thus, it will evolve. What kind of infrastructure (needs to be prepared) and where, we can prepare in advance? This is related to the planning of districts and municipalities. Foundational capacities must be combined with overlaying capacities […] We say we are doing this for what? To guarantee, protect, and prevent problems from arising in the future, and to ensure the capacity for rapid future development […] in some places, when we want to expand a road, it requires the population’s movement to cut fences, dismantle structures, and even affect house pillars.

(18) Think in long-term steps by preparing the land in advance, planning to receive the future outcomes

It is not that we were wrong before, because previously we proceeded step-by-step. Now, we still think in terms of steps, but in 10- or 15-year intervals. Think ahead because we will eventually get there anyway; do not move just one year at a time. Especially in areas where there are no houses or anything yet, we should define them properly to facilitate work. Planning means organizing the land in advance and projecting to receive the outcomes. I agree, and please think in this manner. Administrative zones, public service zones, residential areas for the people, along with water systems, electricity systems, places where water reservoirs need to be located, and places that must be strictly protected — we must guarantee this. At the meeting the other day, there was also an issue concerning water storage reservoirs. Over the years, some places have silted up, and some residents who have lived there for a long time are also requesting land titles. However, titles cannot be issued for every request […]

We must consider which places that we cannot issue titles and preserve them for the common good […] It is all interconnected. Especially as the population density increases, wastewater and all kinds of runoff surge much more, creating a need for areas with water reservoirs. Therefore, wherever needs rehabilitation, we must make a Master Plan and reserve those locations. In every aspect, we must avoid flooding when it rains. Right now, it doesn’t flood yet, but if houses are fully built and water reservoir spaces become smaller, problems could arise in certain areas. In some places, it is not necessary; if we study the hydrological and other aspects clearly, that canal is not necessary for the citizens… not all canals are necessary either. Some places are just for storing water for usage.

(19) As long as property titles remain free from demolition and destruction, private ownership and the prosperity of the people will grow even greater

I remember from when I was young that in Phnom Penh, along the road to Pochentong, every single house had a pond in front of it because back then we did not have clean water. Now that clean water is connected, there is no longer a need to have water storage ponds, and those water storage ponds were not meant to prevent village flooding anyway — people managed them. However, wherever it relates to management […] of course we have a river here where water can be discharged, but sometimes the river water level rises and falls compared to rainwater, so in some years flooding is caused by the river while rainwater is fine. In other years, flooding is caused by rainwater while the river is fine. Please consider all these matters when preparing the Master Plan because our country will surely develop. As long we are not overturned by war, we do not experience renewed fighting, and as long as the land ownership that we have strived to build over these past terms — planning to complete the measurements, finalize the registration, and distribute the titles […] because out of all the titles, we have completed a certain number. Therefore, we are pushing to finish distributing them completely by the end of 2027. If these titles continue to be maintained without any demolition, destruction, or anything of the sort, private ownership and the prosperity of the people will grow even greater.

(20) Population growth and infrastructure demands require the preparation of a long-term Master Plan

Even this school, when I arrived this morning, the school director — whom His Excellency (the Deputy Prime Minister and Minister of Economy and Finance) Aun Pornmoniroth and the working team helped build and arrange […] in 2007, it has been nearly 20 years, back then, there wasn’t a shortage (of school building) yet, right? The birth rate among the population wasn’t extremely high yet. Now, over these past 20 years, more children are being born. Not only is there a high birth rate, but many migrants have moved into the district because this is an economic zone. Therefore, the influx of people coming into the district is high, growing faster than the local population. There is a need for school infrastructure. Other infrastructure, including clean water systems, wastewater treatment systems, and reservoirs, is in increasingly high demand. We must think about and prepare a long-term Master Plan. For these newly emerging urban areas, I have given policy guidance to His Excellency Say Samal to consider that as the country develops, where is it heading? Thus, the formula in many developed countries looks quite similar. Once the population reaches a certain level — whether in Europe, America, Japan, Singapore, or Cambodia —there is a shared mindset of wanting the same things. For example: when I was studying in Cambodia, there was only black coffee. Don’t even mention cafes like Brown; nobody went there. It was too expensive. In America and Japan, as development progressed over time, people went to places like Starbucks. Now, as our country develops, we want that exact same kind of coffee culture.

(21) Use of private transportation will be less in major cities due to traffic congestion and the difficulty of finding parking

Together with His Excellency Say Samal, I foresee that traffic in our country will become congested in the future. The use of private vehicles in major cities will become something people no longer want, firstly because of traffic jams and high expenses. Even now, riding a PassApp or a motorcycle gets stuck in traffic. Secondly, finding car parking spots is difficult and costs a lot of money each time. Therefore, there needs to be a shift toward using public mass transportation. Right now, in Phnom Penh, we have city buses and other options, but looking ahead, one gap we face is that shared transportation is still slow. However, arranging priority lanes for Mass Transit is never slow. Subway systems, metro systems, and similar networks — nothing blocks them. I believe that in the future, we must look into all of these matters as well. The other day, at Oknha Khun Sea’s Smart City development, I told him: “Uncle, please also look into and design lanes for public transportation. If 100 people ride a bus, let them travel faster than someone driving alone.”

(22) “Let’s not talk about elevated or underground trains yet … solve it with feasible means like buses …”

In Jakarta, in the morning, business people carpool together because there is a lane where cars with only a single driver are not allowed to enter. Only when there are more than two people are they permitted to use that lane. So, in the morning, you see people standing and waving. At first, I thought they were hitchhikers trying to get to work. They said no, those people get in and pay — not paying the car owner, but rather the car owner pays them so that having two people allows them to drive faster. People make a living off that. In Jakarta, there are over 20 million people, more than the entire population of Cambodia. In the future, regarding public transportation, let’s not talk about elevated or underground trains just yet. Later, when we have the capability, we will build them. But for now, let’s solve things with what we can practically do, such as buses, which encourage people to use shared transit and get around quickly. Hundreds of people rely on them. Twenty to thirty people ride at a time, so thousands rely on them each day. If we want to prevent roads from becoming crowded with people driving individual cars, we must help provide shared options and help reduce the load. The number of people using private cars and motorbikes will decrease as they switch to shared transit.

(23) Long-term planning – place no discotheques or beer gardens in residential living areas

In some countries, when building roads, they plan 20 years ahead. They do not just consider the current number of cars when building a road right now; they think 20 years into the future. They look at how much the vehicle growth rate on the land increases per year, asking how many will there be in 20 years? Because once a road is built, villages, districts, buildings, and all sorts of things sprout up around it, making it difficult to expand later. Therefore, we must establish the infrastructure in advance. The long-term planning considerations that His Excellency Say Samal (has worked on and) sent to me show that he thinks very deeply about this. In each province and locality, there are already Master Plans in place. Public spaces, comfort zones, and various other facilities… In the cities, I asked them to also look at zoning. This means that in areas where citizens live — known as residential zones — do not place discotheques. Move beer gardens and such places to specific commercial streets. We must avoid situations where, late at night, residents complain asking why the discotheque is still blasting music at midnight.

(24) Planning for rural Boreys must be oriented and divided into zones

The shop owners face difficulties, frequently getting into conflicts with their neighbors. Therefore, place them on streets designated for commerce. What kind of establishments should be permitted to open within residential zones? […] I’d say that this is something that has already been considered […] but in the future, this organization will be oriented accordingly into zones: which zone is commercial, and which zone is for residential living! And what is included in the residential zone? Convenience stores, medical clinics, and similar facilities can be located, either in or right near that zone […] I think this is not just for Phnom Penh. In cities and elsewhere, it has been the same in the past, and especially within the areas […] this consideration falls under the guidance regarding rural Boreys, model villages, or districts and Khans. It will reach that point, believe me. Unless a war breaks out or instability occurs where we do not develop ourselves but instead destroy ourselves, that is a different matter. However, as long we keep doing what we have done since 1979, we will not destroy ourselves.

(25) The Royal Government, led by Samdech Techo, implemented reforms granting full property ownership starting in 1989

Problems exist. I believe they cannot be avoided; there is no country without problems. Even the superpower America, during every election, each party consistently raise this or that issue as a campaign topic […] The Royal Government starts by acknowledging existing problems in order to set targets for action. Therefore, Samdech Techo implemented the reform in 1989 to grant full ownership rights outright. Coming out of the Pol Pot regime, we had nothing […] Our citizens changed their places of residence a great deal. Back in 1993, when we held elections, the FUNCINPEC party promised that if they won, they would restore pre-war property ownership. At that time, if they were able to do that, bloodshed would have been inevitable because some people, after escaping the Pol Pot regime, returned to their hometowns and villages, while others did not. In Phnom Penh, for example, out of ten houses, people did not return to their own; instead, ten families ended up living together in a single building […]

(26) “Starting from acknowledging problems and jointly setting forth practical measures to solve them …”

The Royal Government acknowledges the reality, the remaining problems left over from the war […] Earlier, the measures I laid out were an acknowledgment of the congestion issues we still face, alongside that we have measured 14 million land parcels, with nine million titles distributed across these past two terms combined with previous terms. However, backlogs remain, still. We also need to study where we can help as part of the state’s responsibility. The state must push for solutions. Sharing data between the Ministry of Land Management, (Urban Planning and Construction) and the General Department of Taxation and such is meant to facilitate things. Wherever acceleration and facilitation are needed […] it starts with acknowledging the problem, jointly setting forth practical measures to resolve it, and then monitoring, evaluating, and listening to the citizens to see what issues remain unresolved so that we can continue striving to fix them. This is not about making excuses; it is about solving problems, explaining things, setting up measures, and disseminating them clearly. Sometimes, when criticisms are raised without reason, if we explain, they say we are wrong; if we don’t explain, they also say we are not right. If we explain or are addressing it, they say we are making excuses. When we state that we have already solved it, they say we are boasting. (Whether we act or not, we just have had to) carry on according to the process […]

(27) “… Without political will, it would have been impossible to register 14 million plots of land … and gradually distribute them to the people …”

Why shouldn’t I boast when the Royal Government and our officials have worked so hard and sweated for it? Ministries and institutions have diligently worked to issue titles, surveying nearly six million more plots of land over the past three years. That is no small feat — each individual plot is difficult, and they must be measured accurately. Land management officials have spent Saturdays and Sundays going out to distribute titles. It is not easy. Negative issues and certain gaps do exist, and we acknowledge them. We receive requests, and make adjustment. However, please look at the positive aspects of the government and the officials who have worked hard, sweating it out, and sitting around on Saturdays and Sundays to wait for citizens to distribute titles, record details, and register properties. If we lacked the will, and if the officials lacked the will, we could not have registered 14 million plots of land during this timeframe and gradually distributed them to the people. We hope to finish distributing all of them by the end of 2027 so that citizens receive their titles. There may be some delays, and we ask for your understanding, but we are still getting it done for you. Where gaps remain, we acknowledge them and will continue solving them. This is not just about making commitments over a microphone or issuing policies on paper.

(28) The Royal Government, led by the Cambodian People’s Party, solves problems for a strong nation, a prosperous people, and opportunities for growth

We have done this directly. The 14 million plots measured since the previous term are genuinely surveyed plots. The nearly nine million titles we have prepared and distributed are also real titles. The citizens coming to receive their titles today are not receiving artificial or AI-generated titles. Once distributed, they are given to you — they are not distributed only to be taken back. If anyone distributes them and then takes them back, tell me, (the Deputy Prime Minister and Minister of Economy and Finance) HE Aun Pornmoniroth and His Excellency Say Samal are right here; there is no deceit. Whoever says the government has achieved “zero” — well, go ahead. Suit yourself, because you are living abroad. Nine to ten million citizens will receive these titles here. It is not zero for them. They reap real, tangible benefits. This is what we are here to celebrate today. This is the policy of the Royal Government led by the Cambodian People’s Party, who, at all time, are solving problems to build a strong nation, to make the people prosperous, and to ensure that citizens have opportunities and continue to thrive.

(29) Border wars cannot tear Cambodia apart; on the contrary, they make us even stronger

Problems never end, but we must face them together. Based on cooperation and unity — this is the goal we want. This is what I am proud of as a Cambodian citizen as well, seeing the nation grow strong, united, and unified after more than 500 years of division as we come together. Especially, even when border issues arise, we stand united. Some people thought that this border war would cause the Cambodian People’s Party to collapse, especially that the Hun family would lose power […] That is not the case. Let alone the Cambodian People’s Party — even the breakup of Cambodia itself will not happen. Nationalism makes Cambodia even stronger under the Royal Government led by the Cambodian People’s Party, because it is the common interest of our nation […]

(30) The Cambodian People’s Party not only provides land titles, but also continues to exempt agricultural land from taxation

Problems that arise have given us the motivation to carry out structural reforms and implement sharp measures. We take concrete action. Accelerating and investing in this work, even while facing certain challenges, is necessary to make our nation strong, to ensure that future generations of Cambodian children and youth grow even stronger from one term to the next, and to keep progressing under the leadership of the Cambodian People’s Party. The Royal Government led by the Cambodian People’s Party is fully committed to doing this work. As for other parties, I do not know what they intend to do, but the Cambodian People’s Party has set the clear direction of surveying, registering, and distributing land titles to the people. Wherever problems are encountered, we solve them right there so that the citizens have land ownership […] the Cambodian People’s Party is right here. The policy of not collecting taxes on agricultural farming land remains unchanged; not only do we give out titles, but we also have policies to distribute land to the citizens — determining what level of land needs social assistance and what further measures should be taken. However, the greatest asset of all is that these properties reach the hands of the people with absolute clarity, securing their future for generations to come (to help our country grow).

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(31) No cutting of ministries and institutions; instead, conduct functional analysis, strengthen accurately, and sharpen effectively

Let me bring up a slightly unrelated matter because things have become a bit chaotic. Over the past few days, I’ve seen rumors circulating about cutting down ministries, merging ministries, and downgrading ministries to general departments. This is quite strange. As Prime Minister, I knew nothing about it — I found out through Facebook instead. Let me clarify – the people who made up this story have no basis in truth. The policy reforms we set out from the beginning remain unchanged. Firstly, there is no cutting of ministries or institutions. They remain as they are. However, each ministry and institution must conduct a functional analysis, which may involve cutting internal departments to strengthen and sharpen focus. The other day, someone messaged me saying, “I heard Samdech Thipadei has a plan to cut general departments or something from Industry, taking them from the Ministry of Industry and putting them under the Ministry of Commerce.” I didn’t even know about it. Yesterday, I saw a post that there are six overlapping ministries, and that the Royal Government will cut certain ministries, downgrade them to general departments, and promote those ministers to be Senior Ministers. I thought to myself, “Who on earth is so smart to plan things on behalf of the Royal Government?” I certainly have no such policy. I even checked with the Ministry of Civil Service just in case they discussed this during a meeting […]

(32) Strengthen each institution, sharpen its targets, in alignment with the evolution of economic, social, and technological conditions

Stop thinking otherwise, because the concept is to strengthen each individual institution by clarifying roles and duties so they do not overlap. Each institution must sharpen its targets and align with the evolution of economic, social, and technological situations. For example, certain functions are no longer needed. Like the other day when visiting the General Department of Taxation, (the Deputy Prime Minister and Minister of Economy and Finance) HE Aun Pornmoniroth mentioned that previously there was a cash-counting department, which had to be abolished […] Now, using the FMIS system, by evening when the provincial tax accounts are closed, the data reaches the top immediately […] sending me an instant update on how much tax was collected today and how much cash went out […] However, they also requested to establish a new office at the tax department dedicated to AI, because we must now prepare the AI technology sector […] An AI tax office. In the future era of AI, if we don’t have personnel to handle AI and are still counting money by hand, that is inappropriate. That is the principle of reform. Look for overlapping areas within ministries and institutions and streamline them. Where functions are outdated, abolish them. Where things are still incomplete, strengthen them. If we cannot assign a new function to an existing unit, we create a small new entity, such as for AI, to keep pace (with global evolution) […]

(33) Cambodia’s formula is to make each institution coherent, strengthen its role, cooperate well, and reinforce internal capacity

Otherwise, it causes agitation in the minds of the officials […] Please remain calm and steady. Our policy and reforms have already been set. No one makes changes on a whim overnight. In Vietnam, before implementing this reform, they studied it for quite a long time […]. Other countries also require studies when reforming. Every step we take is to strengthen institutions, without acting on random thoughts (without studying the impacts). If there are suggestions, I accept them, but the working procedures vary in different countries. Some countries combine the Ministry of Commerce with Industry. Other countries do not combine them with Industry; they place Commerce under the Ministry of Foreign Affairs. In Australia, the Ministry of Foreign Affairs and the Ministry of Commerce are under the same umbrella. The Ministry of Commerce is under the Ministry of Foreign Affairs because foreign policy and commerce go hand in hand. Some countries combine Industry and Commerce to open up trade gateways. For us, our formula is how to make each institution coherent with one another, strengthen their roles, cooperate well, and reinforce internal operations.

(34) Implementing the approach of “strengthening, not expanding” by “strengthening” what already exists through functional analysis

Let me clarify just that. Please do not be confused […] If the head of government doesn’t even know about it, who else would know to make changes? Even if it’s untrue, if we don’t explain in time, it causes emotional turmoil. Instead of waiting for someone else to explain, I will clarify it myself right away – stop thinking about dissolving ministries or anything of the sort. At this hour, our institutional reform involves strengthening each institution, clearly defining duties, and working together cooperatively to serve the people. This is our institutional strengthening reform. The approach is to “strengthen, not expand.” We must “strengthen” what already exists through functional analysis and role reinforcement. Where there is overlap, or where something is missing, we can add to it, but it must be backed by a thesis — meaning clear arguments. Every proposal, before it is granted or signed, I call a meeting for. The Permanent Committee, ministries, institutions, and inter-ministerial bodies meet with the Ministry of Civil Service, hold inter-ministerial meetings, and cross-examine the proposals. If the thesis does not hold up, it is not approved. We are accountable to the citizens and the nation.

(35) If ministries and institutions do not organize human resources according to duties and expertise, how can we expect to provide satisfactory services

Ministries and institutions have the duty to provide services to the citizens. If ministries and institutions do not organize their own internal affairs properly, if human resources are not aligned with duties and expertise, and if digital information systems are inadequate, how can we expect to provide services that satisfy the people? The phrase “satisfactory” means things are handled smoothly without causing headaches. We cut procedures, but this streamlining must be well-reflected to avoid confusion […] because some cuts, if done incorrectly, cause mistakes — just like resolving issues concerning SMEs. In some areas, procedures overlap, some are not yet necessary, and others can be postponed. For example, a product may already have a license to be produced, but before it goes out, they have had to apply for an “advertisement license,” meaning permission to advertise the product before selling it and to affix a label detailing what the product does. Therefore, there must be a specialized inspection agency to ensure you are not lying and that everything is labeled correctly […] For things that are not dangerous, we can streamline the procedure and allow 30 days for processing. If there is a mistake, we correct it; or if they fail to correct it, we withdraw permission and stop production. Products that require prior declaration and inspection — such as medicines or hand soaps — must still be handled accordingly […] However, such procedures are meant to reflect and accelerate processes. This is how we solve problems. This is structural adjustment and reinforcement aimed at serving the citizens […]

(36) Real estate transaction data is an indicator that helps evaluate the economic situation

Matters concerning SMEs and other investments are not the only things; even cadastre services are becoming heavily digitized. Nowadays, His Excellency Say Samal sends me data every day on the real estate situation. By looking at the transaction and turnover data within a year — sometimes reaching nearly billions in real estate value — it serves as an indicator that allows us to evaluate the (economic) situation. Sometimes this issue isn’t visible on the surface. Paper data alone is not studied by anyone, but once we look at that actual data, we realize that while real estate might seem like it’s stuck because of stalled Boreys and everyone facing problems, in the reality, it is still moving and trading. It’s just that expensive homes aren’t selling as well, whereas lower-priced, smaller homes sold well last year. The heavy speculative buying of 50 to 60 or up to 100 houses at a time for quick turnover is no longer happening, but purchases for actual living purposes still exist […] Therefore, we examine interconnected data like this so we can provide targeted assistance. We are carrying out many reforms. Soon, we will link systems from top to bottom across institutions — between the Ministry of Land Management, (Urban Planning and Construction), the General Department of Taxation, and the Ministry of Interior — making things much easier in the future. That is the essence of an E-Government system. Moving forward, we will also incorporate additional AI capabilities […]./.