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Property prices in Yaoundé have been steadily rising since 2020, with city center apartments averaging 1,100,000 CFA per square meter as of September 2025. The capital city offers diverse investment opportunities from budget-friendly apartments in emerging neighborhoods like Mendong at $30,000 to luxury villas in Bastos reaching $200,000-$300,000. Price appreciation of 3-7% annually makes Yaoundé an attractive market for both investors and owner-occupiers.
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Yaoundé's property market shows strong fundamentals with city center apartments averaging 1,100,000 CFA/m² and suburban properties at 412,000 CFA/m², offering excellent value compared to regional competitors.
Investment opportunities range from affordable 30-40m² apartments in developing areas to luxury properties in diplomatic districts, with consistent 3-7% annual appreciation and robust rental demand.
| Property Type | Average Price (CFA/m²) | USD Equivalent |
|---|---|---|
| City Center Apartments | 1,100,000 | $1,851/m² |
| Suburban Apartments | 412,000 | $694/m² |
| Luxury Villas (Bastos) | Variable | $168,000-$174,000 (150m²) |
| Standard Houses (build cost) | 120,000-400,000 | $200-$675/m² |
| Budget Apartments (emerging areas) | 750,000-1,000,000 | $1,000-$1,333 (30-40m²) |
| Student Housing (Obili) | 850,000-950,000 | $1,400-$1,600/m² |
| Land Plots (suburban) | 10,000-50,000 | $17-$84/m² |
What's the current average price per square meter in Yaoundé?
As of September 2025, Yaoundé's property market shows clear price segmentation between city center and suburban areas.
City center apartments average 1,100,000 CFA per square meter, which equals approximately $1,851 per square meter. This represents premium pricing for properties in the central business district and established neighborhoods.
Properties outside the city center cost significantly less at around 412,000 CFA per square meter ($694 per square meter). This 62% price difference reflects the premium buyers pay for central location, established infrastructure, and proximity to business districts.
For house construction costs excluding land, expect to pay between 120,000-400,000 CFA per square meter depending on finish quality. Standard construction averages 250,000 CFA per square meter, while luxury finishes can reach 400,000 CFA per square meter.
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How do property prices vary by type - apartments, houses, and land?
| Property Type | Size Range | Price Range (CFA) | USD Equivalent |
|---|---|---|---|
| Small Apartments (emerging areas) | 30-40m² | 18-24 million | $30,000-$40,000 |
| Standard Apartments (city center) | 60m² | 30-32 million | $49,000-$52,000 |
| Mid-size Apartments (2BR) | 70-80m² | 45-48 million | $75,000-$80,000 |
| Luxury Apartments/Penthouses | 150m²+ | 120-180 million | $200,000-$300,000 |
| Modern Villas (suburban) | 150m² | 103-107 million | $168,000-$174,000 |
| Luxury Houses (premium areas) | 200m² | 206-214 million | $335,000-$348,000 |
| Land Plots (example: Odza) | 5,941m² | 59.41 million | $96,950 |
Which neighborhoods offer the best value - expensive, upcoming, and budget-friendly areas?
Yaoundé's real estate market divides into distinct price tiers based on location, infrastructure, and development status.
The most expensive neighborhoods center around Bastos, the diplomatic quarter where luxury properties command premium prices. Mont Fébé and Mvog-Mbi follow closely, offering scenic locations and exclusive developments that attract high-end buyers.
Upcoming hotspots include Melen, which benefits from ongoing gentrification and infrastructure upgrades near the central business area. Nkolbisson and Ngousso represent emerging areas with booming infrastructure development while maintaining authentic local character and rising demand.
Budget-friendly options concentrate in Mendong, known for family-focused development with good amenities and strong future appreciation potential. Nkolndongo, Ekounou, and Mvan offer excellent value for families, featuring improving infrastructure and large residential populations.
Obili deserves special mention as a specialist area serving the student rental market near University of Yaoundé I, generating strong rental demand and consistent yields for investors.
What surface sizes are available and how does price per sqm change with size?
Yaoundé's property market offers diverse size options to match different budgets and needs.
Small apartments of 30-40 square meters dominate emerging districts, typically priced at $30,000-$40,000 total purchase price. These entry-level units attract first-time buyers and investors targeting the rental market.
Standard apartments of 60 square meters represent the entry point for new construction projects, priced at 30-32 million CFA in city center locations. This size appeals to young professionals and small families.
Villa developments typically start at 150 square meters, with modern builds priced at 103-107 million CFA. Premium villa options exceed 200 square meters and command prices above 200 million CFA in established neighborhoods.
Land parcels vary significantly, with suburban plots like the 5,941 square meter example in Odza priced at 59.41 million CFA. Price per square meter generally decreases as unit size increases, though luxury properties maintain premium rates regardless of surface area due to superior finishes and locations.
What's the total purchase price including all fees, taxes, and costs?
Total transaction costs in Yaoundé add 8-15% to the base purchase price, representing a significant additional expense buyers must budget for.
Notary fees constitute the largest component at 4-10% of purchase price, handling legal documentation and property transfer procedures. Registration fees add another 5% for official property registration with government authorities.
Land title processing costs 2% of purchase price, while miscellaneous administrative fees include a flat 2,000 CFA charge plus technical surveys and lawyer fees. VAT at 19.25% applies to certain property sales and service transactions, though this varies by property type and transaction structure.
For a typical 60 square meter apartment priced at 30 million CFA, expect total additional costs of 2.4-4.5 million CFA, bringing the all-in purchase price to 32.4-34.5 million CFA. These costs are non-negotiable and must be paid in cash at closing.
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How do current mortgage conditions look and what's the real cost of financing?
Mortgage financing in Yaoundé operates at higher interest rates compared to developed markets, reflecting local banking conditions and risk assessments.
Average mortgage rates currently sit at approximately 6% for salaried employees with stable income documentation. However, rates can reach 13% for borrowers with irregular income or limited credit history, significantly impacting financing costs.
Loan terms typically extend 15-25 years subject to negotiation and registration with the local Land Registry. Banks require substantial documentation including employment verification, income statements, and property appraisals before approval.
For a standard 60 square meter apartment priced at 30 million CFA with 6% annual interest over 20 years, monthly payments would be approximately 220,000-240,000 CFA including principal and interest. This represents roughly 35-40% of median professional salaries in Yaoundé, making qualification challenging for many buyers.
Real financing costs include loan origination fees, property insurance, and legal registration expenses that can add 2-3% to the total loan amount.
Can you provide specific purchase price examples for different property types and areas?
| Location | Property Type | Size | Price (CFA) | USD Equivalent |
|---|---|---|---|---|
| City Center | 1BR Apartment | 60m² | 30-32 million | $49,000-$52,000 |
| Bastos | Luxury Villa | 150m² | 103-107 million | $168,000-$174,000 |
| Odza | Land Plot | 5,941m² | 59.41 million | $96,950 |
| Nlongkak | 2BR Apartment | 80m² | 70 million | $114,000 |
| Mendong | Family House | 120m² | 45-50 million | $73,000-$81,000 |
| Obili | Student Apartment | 45m² | 25-28 million | $41,000-$46,000 |
| Melen | Modern Apartment | 90m² | 65-70 million | $106,000-$114,000 |
How have property prices changed over the past five years and the last year?
Yaoundé's property market has demonstrated consistent upward momentum since 2020, driven by urbanization and economic development.
Over the past five years, property prices have increased 3-7% annually, with premium districts outperforming budget areas. This steady appreciation reflects growing demand from Cameroon's expanding middle class and limited new supply in established neighborhoods.
In the last year from 2024 to 2025, the market continued its upward trajectory with gains of 3-7% across most segments. Luxury properties in areas like Bastos and Mont Fébé experienced price increases of 4-6%, while emerging neighborhoods saw stronger appreciation due to infrastructure improvements.
Key drivers include ongoing urbanization as rural populations migrate to the capital, rising construction costs due to inflation, infrastructure development projects improving connectivity, and supply deficits in popular neighborhoods where land availability limits new construction.
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's the forecast for property prices in the next 1, 5, and 10 years?
Yaoundé's property market outlook remains positive across all time horizons, supported by fundamental economic and demographic trends.
For 2026, analysts forecast continued price appreciation of 3-7%, driven by persistent housing demand and limited new supply. Government infrastructure projects and economic stability should support this growth trajectory.
The five-year outlook shows real estate market expansion of 4.99-5% annually through 2030. This reflects Cameroon's economic development, urban population growth, and increasing foreign investment in the property sector.
Looking ahead ten years, long-term prospects remain positive unless oversupply emerges. Prime areas could potentially double in value by 2035, while secondary locations should see steady appreciation. Infrastructure development, including planned transport links and commercial projects, will likely drive selective outperformance in currently emerging neighborhoods.
Risk factors include potential economic downturns, political instability, or rapid supply increases that could moderate price growth. However, structural housing demand from population growth provides a solid foundation for long-term appreciation.
How does Yaoundé compare with other major African cities for property prices?
| City | Average City Center Price (USD/m²) | Market Characteristics |
|---|---|---|
| Yaoundé | $1,851 | Moderate pricing, strong rental yields 6-8% |
| Douala | $2,254 | More expensive, economic hub premium |
| Lagos | $2,550 | Higher prices, lower yields than Yaoundé |
| Nairobi | $2,075 | Similar pricing, better mortgage options |
| Abidjan | $1,950 | Comparable market, French colonial influence |
| Accra | $2,200 | Premium pricing, stable political environment |
| Kigali | $1,650 | Lower entry point, rapid development |
What are the best property strategies for different investment goals?
Investment strategy in Yaoundé should align with your specific objectives and risk tolerance.
For owner-occupiers, focus on larger units in up-and-coming districts like Mendong, Melen, or Ekounou. These areas offer good value, improving amenities, and strong appreciation potential while providing comfortable living environments.
Short-term rental investors should target city center, Mont Fébé, Bastos, and Obili for maximum occupancy rates. These locations attract business travelers, diplomats, and university visitors willing to pay premium rates for convenience and quality.
Long-term rental strategies work best in suburban developments in Nkolbisson, Mvan, Ngousso, or Ekounou. These areas provide stable yields with lower risk, attracting local families and professionals seeking quality housing at reasonable rents.
Buy-to-resell investors should seek renovation opportunities in Melen, Nlongkak, Obili, or near planned infrastructure upgrades. These locations offer above-average appreciation potential as neighborhoods transform and improve.
Given current market conditions, what are the smartest buyer choices right now?
September 2025 market conditions favor strategic buyers who understand Yaoundé's development patterns and infrastructure timeline.
Invest in up-and-coming districts like Melen, Nkolbisson, and Mendong for optimal appreciation potential. These neighborhoods benefit from planned infrastructure improvements while maintaining affordable entry prices compared to established areas.
For steady rental income, prioritize Obili near the university and city center locations that guarantee persistent demand from students, government workers, and business professionals. These areas provide reliable cash flow with lower vacancy risk.
Luxury sector opportunities exist in Bastos and Mont Fébé for buyers targeting diplomatic and executive clientele. Expect slower sales volume but higher margins and prestigious locations that retain value well.
Land acquisition in Odza, Nkolbisson, or peripheral areas offers maximum capital gain potential before planned infrastructure upgrades. Smart buyers can secure large plots at current agricultural prices before development transforms these areas.
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.
Yaoundé's property market presents compelling opportunities for informed investors and owner-occupiers in September 2025.
With robust fundamentals including steady 3-7% annual appreciation, diverse price points from $30,000 to $300,000, and strong rental demand, the capital offers excellent value compared to regional competitors while maintaining growth potential across all investment strategies.
Sources
- The African Vestor - Cameroon Price Forecasts
- Numbeo - Property Investment in Yaoundé
- Unlimited Tech Projects - Building Costs Cameroon 2025
- The African Vestor - Yaoundé Property
- Koutchoumi - Lands for Sale Yaoundé
- Airroi - Yaoundé Market Report
- The African Vestor - Yaoundé Which Area
- The African Vestor - Yaoundé Real Estate Trends
- The African Vestor - Moving to Cameroon Buy Property
- Statista - Cameroon Residential Real Estate Outlook