Authored by the expert who managed and guided the team behind the Cameroon Property Pack
Everything you need to know before buying real estate is included in our Cameroon Property Pack
As of September 2025, the average price per square meter in Cameroon ranges from $694 in suburban areas to $1,851 in city centers.
Property prices vary significantly between Douala and Yaoundé, with emerging areas like Kribi and Bonamoussadi showing strong investment potential. While luxury construction can reach 400,000 XAF per square meter, budget-friendly options start at around 120,000 XAF per square meter in secondary cities.
If you want to go deeper, you can check our pack of documents related to the real estate market in Cameroon, based on reliable facts and data, not opinions or rumors.
Cameroon's real estate market shows steady growth with Douala leading at $1,890/m² in prime areas and secondary cities offering opportunities from $694/m².
Construction costs range from 120,000 to 400,000 XAF/m², while mortgage rates remain high at 13-16%, making cash purchases the norm for most transactions.
| Location | Average Price per m² | Growth Potential |
|---|---|---|
| Douala City Center | $1,890 (1,098,000 XAF) | 3-7% annually |
| Yaoundé Center | ~$1,200 (696,000 XAF) | 3-5% annually |
| Kribi (emerging) | ~$800 (464,000 XAF) | 5%+ annually |
| Suburban Areas | $694 (412,000 XAF) | 2-4% annually |
| Secondary Cities | $400-600 (232-348k XAF) | 1-3% annually |
What is the current average price per square meter in Cameroon?
As of September 2025, the average price per square meter in Cameroon varies significantly between urban and suburban locations.
City center apartments command approximately $1,851 per square meter, which equals about 1,100,000 XAF per square meter. Properties located outside city centers are considerably more affordable at around $694 per square meter, equivalent to roughly 412,000 XAF per square meter.
Douala, being Cameroon's economic capital and most expensive city, sets the highest prices with center locations reaching $1,890 per square meter (about 1,098,000 XAF per square meter). Douala's suburban areas still command premium prices at $920 per square meter (approximately 535,000 XAF per square meter).
Construction costs alone, excluding land acquisition, range from 120,000 XAF per square meter for basic builds to 250,000-400,000 XAF per square meter for luxury finishes.
These prices reflect a steady upward trend driven by urbanization, infrastructure development, and economic growth throughout the country.
How does the average price vary between apartments, houses, and land?
Apartments in city centers consistently command the highest price per square meter across all property types in Cameroon.
Standalone houses show different pricing structures since construction costs are calculated separately from land acquisition. Mid-range house construction averages 180,000 XAF per square meter, while luxury homes can reach 400,000 XAF per square meter for high-end finishes and materials.
Land prices vary dramatically by location and represent a significant portion of total investment costs. In Douala, prime city land can cost between 8-15 million XAF per plot, while secondary cities offer much more affordable options typically ranging from 1.8-2.5 million XAF per plot.
The separation of construction and land costs in Cameroon's market means buyers need to budget for both components when purchasing houses, unlike apartments where the price per square meter includes the proportional land value.
It's something we develop in our Cameroon property pack.
What are the most expensive neighborhoods or cities, and what are the average prices there?
| Location | Average Price per m² | Characteristics |
|---|---|---|
| Douala (Bonapriso, Bonanjo) | $1,890 (1,098,000 XAF) | Prime business districts, luxury amenities |
| Douala Suburbs | $920 (535,000 XAF) | Residential areas with good infrastructure |
| Yaoundé (Desirable Districts) | ~$1,200 (696,000 XAF) | Government sector, diplomatic quarter |
| Kribi (Emerging High-End) | ~$800 (464,000 XAF) | Port development, industrial growth |
| Bonamoussadi (Douala) | ~$750 (435,000 XAF) | Rapid gentrification, rental yields 10%+ |
Which areas are considered up-and-coming, with rising prices and investment potential?
Kribi leads the emerging areas with strong annual price growth exceeding 5%, driven by the deep seaport development and expanding industrial activities.
1. **Kribi** - Deep seaport and industrial development creating sustained demand2. **Bonamoussadi (Douala)** - Rapid gentrification with rental yields exceeding 10%3. **Nkolbisson and Tsinga (Yaoundé)** - New infrastructure projects attracting developers4. **University towns like Dschang** - Strong rental demand from student populations5. **Ebolowa** - Low entry costs with strong agribusiness and cross-border investment appealThese areas benefit from infrastructure improvements, proximity to economic hubs, and government development initiatives. Kribi's transformation due to the deep-water port makes it particularly attractive for long-term investors seeking capital appreciation.
Student-centered towns offer consistent rental income opportunities, while areas like Ebolowa provide affordable entry points with significant upside potential as transportation links improve.
Where can you still find budget-friendly options, and how much do they cost per sqm?
The most affordable properties are found on the outskirts of major cities, starting at $694 per square meter (412,000 XAF per square meter) or even lower.
Nkolndongo in Yaoundé offers some of the most budget-friendly land at just 36,500 XAF per square meter. Secondary cities like Ebolowa, Buea, and Garoua provide excellent value with land plots ranging from 1.8-2.5 million XAF per plot, significantly cheaper than Douala and Yaoundé's 6-15 million XAF per plot.
Construction costs in these areas remain affordable, with basic builds starting at 120,000 XAF per square meter for materials and labor. These locations offer excellent opportunities for first-time buyers or investors seeking high rental yields relative to purchase prices.
Rural areas and smaller towns provide the lowest entry costs, though buyers should consider infrastructure limitations and resale potential when making decisions.
These budget-friendly options still offer good connectivity to major cities while providing significantly lower acquisition costs for property development.
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How have property prices changed compared to five years ago?
Urban property prices in Douala and Yaoundé have risen steadily at 3-7% annually over the past five years, reversing a previous decade of decline.
From 2015-2020, house prices actually fell 13.65% after inflation adjustments due to economic instability and currency fluctuations. However, the last five years have seen a complete reversal of this trend, driven by strong urban demand and improved economic conditions.
Luxury properties have performed particularly well, consistently hitting the upper end of the 3-7% annual growth range. Secondary cities have shown more modest but stable growth of 1-3% annually, making them attractive for value-conscious investors.
The construction sector has benefited from increased foreign investment and government infrastructure spending, pushing up both land and development costs across urban areas.
Overall market recovery has been supported by urbanization trends, with the urban population reaching 56.5% and continuing to grow rapidly.
What has been the trend in the last year, and what's driving it?
Between 2024 and 2025, city center properties have appreciated by 3-7%, with luxury properties at the top end of this range.
Several key factors drive this growth trend. Cameroon's urbanization rate continues accelerating, with projections showing movement from 56.5% urban population toward 70% by 2050. Infrastructure expansion, particularly the Kribi deep seaport development and improved road connectivity, has boosted property values in affected areas.
Economic growth projections of 4.5% GDP growth for 2025 support continued property demand, while stable rental yields ranging from 6.1% to 13.2% attract both local and foreign investors. Inflation running at 5.3% in 2025 makes real estate an attractive hedge against currency depreciation.
Foreign investment has increased, particularly in commercial and mixed-use developments, while government housing initiatives address the significant urban housing deficit.
These fundamentals create a supportive environment for continued price appreciation across Cameroon's major urban markets.
What are the forecasts for the next one, five, and ten years?
Short-term forecasts for 2026 indicate continued steady growth of 3-7% in major cities, supported by ongoing urbanization and infrastructure development.
Five-year projections show the market volume reaching US$354 billion with sustained 5% annual growth. Government housing deficit initiatives, urban demand growth, and infrastructure investments will drive this sustained upward trend through 2030.
Ten-year forecasts remain positive but acknowledge potential volatility from political and economic factors. Urbanization trends and GDP growth should maintain high demand, particularly in Douala, Yaoundé, and emerging centers like Kribi.
The construction sector will likely see continued price increases for materials and labor, supporting overall property value appreciation. Secondary cities may experience acceleration as infrastructure improvements connect them better to major economic centers.
It's something we develop in our Cameroon property pack.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Cameroon versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are typical total purchase costs once you include taxes, notary fees, and registration?
Total purchase costs in Cameroon typically add 13-23% to the property's base price when including all fees and taxes.
Notary fees range from 3-8% of the property value, varying based on transaction complexity and property type. Registration and transfer taxes typically total 10-15% of the purchase price, though this varies by municipality and specific property characteristics.
Additional costs include property surveys, title searches, and various administrative fees that can add another 1-3% to the total transaction cost. For properties requiring construction, building costs are calculated separately from land acquisition, with each component subject to its own fee structure.
Foreign buyers may face additional documentation requirements and fees, potentially increasing total costs by 1-2% compared to local purchasers.
These costs are typically paid upfront and cannot be financed through most mortgage products available in Cameroon, requiring buyers to budget accordingly for cash payments.
What are the financing and mortgage options available, and what do they usually cost?
Mortgage financing remains limited and expensive in Cameroon, with most property purchases completed through cash transactions.
| Borrower Type | Interest Rate | Maximum Term |
|---|---|---|
| Local Individuals | 13%+ annually | Up to 20 years |
| Foreign Individuals | 16%+ annually | Up to 15 years |
| Down Payment Required | 20-35% of value | Varies by bank |
| Processing Time | 3-6 months | Extensive documentation |
| Income Requirements | 3x monthly income | Stable employment proof |
The limited mortgage sector and high lending rates make cash purchases the preferred method for most buyers, particularly for properties under $100,000 where financing costs often exceed the benefits of leveraging.
What are some example purchase prices for standard apartments and houses in different cities?
A standard 80-square-meter apartment in Douala's city center costs approximately $148,080, equivalent to 88 million XAF at current exchange rates.
In Douala's suburbs, a basic 100-square-meter house construction (excluding land) costs around 18 million XAF for mid-range finishes and materials. Land acquisition for such properties typically adds another 8-15 million XAF depending on specific location and plot size.
Yaoundé properties generally cost 20-30% less than equivalent Douala properties, making a similar 80-square-meter apartment approximately $115,000-120,000 in desirable districts.
In emerging areas like Kribi, a 100-square-meter apartment might cost $65,000-80,000, while secondary cities like Ebolowa or Buea offer similar properties for $40,000-60,000.
Typical land plots outside major cities range from 1.8-2.5 million XAF, making total development costs significantly lower than purchasing completed properties in prime urban locations.
How does Cameroon compare with other big African cities in terms of price per square meter?
| City | Average Price per m² (2025) | Market Position |
|---|---|---|
| Lagos, Nigeria | $2,500–$3,200 | Most expensive West Africa |
| Dakar, Senegal | $2,200–$2,700 | Premium coastal market |
| Abidjan, Côte d'Ivoire | $2,200 | Major regional hub |
| Nairobi, Kenya | $1,800–$2,500 | East Africa leader |
| Douala, Cameroon | $1,890 | Central Africa hub |
| Johannesburg, SA | $1,100–$1,800 | Mature market |
| Yaoundé, Cameroon | ~$1,200 | Government center |
Cameroon's property prices position the country competitively within the African market, offering better value than West African capitals while maintaining growth potential.
It's something we develop in our Cameroon property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Cameroon's real estate market offers compelling opportunities for both investors and residents, with prices ranging from affordable secondary cities to premium urban centers.
The combination of steady economic growth, urbanization trends, and infrastructure development creates a supportive environment for property appreciation, though buyers should carefully consider financing limitations and total transaction costs when planning purchases.
Sources
- The AfricanVestor - Cameroon Price Forecasts
- Unlimited Tech Projects - House Building Costs Cameroon 2025
- The AfricanVestor - Douala Price Forecasts
- Sakshi Blogs - Cameroon Real Estate Market Evolution
- Statista - Cameroon Residential Real Estate Outlook
- Global Property Guide - Cameroon Rent Yields
- Global Property Guide - Cameroon Price Changes
- Housing Finance Africa - Cameroon Report