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Property prices in Cameroon vary significantly between urban centers and rural areas, with city center apartments averaging $1,851 per square meter as of September 2025.
Douala and Yaoundé command the highest prices, while emerging cities like Kribi offer growing investment opportunities at lower entry points. Understanding these price dynamics is crucial whether you're looking to buy for personal use or investment purposes.
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 property market shows steady growth with city center apartments at $1,851/m² and strong regional variations.
Transaction costs add 7-18% to purchase prices, while mortgage rates range from 13-17% annually.
| Location Type | Average Price per m² | Typical Property Cost |
|---|---|---|
| Douala/Yaoundé City Center | $1,851 (1,100,000 XAF) | $148,080 (3-bed, 80m²) |
| Outside City Centers | $694 (412,000 XAF) | $55,520 (3-bed, 80m²) |
| Emerging Cities (Kribi) | Lower but rising rapidly | Varies by development |
| Secondary Cities | Much lower rates | 35% of main city prices |
| Land (Douala) | 8M-15M XAF per plot | Depends on location |
| Land (Yaoundé) | 6M-12M XAF per plot | Depends on location |
| Rural Land | 1.8M-2.5M XAF per plot | Significantly lower costs |
What is the current average property price in Cameroon?
As of September 2025, the average property price in Cameroon's city centers is $1,851 per square meter (1,100,000 XAF per square meter).
This means a typical 80-square-meter, 3-bedroom apartment in a city center costs approximately $148,080 (88 million XAF). Outside city centers, prices drop significantly to about $694 per square meter (412,000 XAF per square meter).
The Cameroonian property market shows strong regional variations, with Douala and Yaoundé commanding the highest prices. These two major cities set the benchmark for premium urban real estate pricing across the country.
For comparison, a similar 80-square-meter apartment outside the city center would cost around $55,520 (33 million XAF), representing substantial savings for buyers willing to live further from urban cores.
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How do prices differ between apartments, houses, and land across Cameroon?
Apartments show the fastest price growth in Cameroon, particularly in prime urban areas where demand from young professionals continues to rise.
For detached houses, construction costs in urban zones average 41 million XAF ($66,000), with a wide range from 15 million XAF for basic rural properties to 90 million XAF for upper-middle-class urban homes. These figures include both land and construction costs.
Land prices vary dramatically by location. In Douala, land plots range from 8 million to 15 million XAF, while Yaoundé land costs between 6 million and 12 million XAF per plot. Secondary cities offer much more affordable options, with land prices as low as 1.8 million XAF.
Mixed-use developments are becoming increasingly popular in urban areas, representing a growing trend as developers maximize land use efficiency in high-demand locations.
Rural land remains the most affordable option, typically costing between 1.8 million and 2.5 million XAF per plot, making it attractive for long-term investment strategies.
What are the average property prices across major Cameroonian cities and regions?
| Location | Apartment Price per m² | Land Price Range |
|---|---|---|
| Douala City Center | $1,851 (1,100,000 XAF) | 8M-15M XAF per plot |
| Yaoundé City Center | $1,851 (1,100,000 XAF) | 6M-12M XAF per plot |
| Kribi (Emerging) | Lower but rising rapidly | Emerging hotspot pricing |
| Ebolowa | Much lower than main cities | 1.8M-2.5M XAF per plot |
| Bafoussam | 35% of Douala/Yaoundé prices | 2M-3M XAF per plot |
| Dschang | Student city premium | Rising due to university demand |
| City Outskirts | $694 (412,000 XAF) | Varies by proximity |
How do property prices change based on size and surface area?
Price per square meter is highest in main city centers and decreases significantly as you move to suburbs and outskirts.
Smaller apartments typically offer better price per square meter returns, though the total unit cost remains lower. This makes them attractive for first-time buyers and investors seeking rental income.
In Douala and Yaoundé city centers, properties above 100 square meters command premium pricing due to limited availability and high demand from affluent buyers and expatriate families.
Average apartment sizes have decreased by 10% over the past five years as developers maximize units per building to meet growing urban demand while keeping purchase prices accessible.
Land plots in prime areas show economies of scale, with larger plots often offering better per-square-meter pricing than smaller parcels, particularly for plots exceeding 500 square meters.
What is the total purchase cost including taxes, fees, and notary charges?
Total transaction costs in Cameroon add 7-18% to the property's sticker price, representing a significant additional expense buyers must budget for.
Stamp duty ranges from 5-15% of the property value, depending on the property type and buyer status. Registration fees collected by the notary typically add another 5-10% to the total cost.
Notary fees vary but usually amount to 1-3% of the property value. Additional costs include utility registration, land certificate processing, and municipal taxes that can add several hundred thousand XAF to the transaction.
For a typical $148,080 city center apartment, buyers should budget an additional $10,366 to $26,654 in closing costs. This substantial amount often catches first-time buyers off guard.
Foreign buyers may face higher fees and additional documentation requirements, potentially pushing total transaction costs toward the upper end of the 7-18% range.
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How do mortgages and financing options affect the real cost of buying in Cameroon?
Mortgage interest rates in Cameroon range from 13-17% for individuals, with the average 20-year fixed mortgage rate at approximately 13.05%.
Down payment requirements typically range from 5-30% of the property value, with higher requirements often imposed on foreign buyers. Most local banks require extensive documentation and proof of stable income.
Mortgage affordability remains a significant challenge, with the mortgage-to-income ratio exceeding 900% for average earners. This makes cash purchases more common than financed acquisitions in the Cameroonian market.
Despite high mortgage costs, rental yields range from 6.1-8.8%, with city center apartments achieving up to 9% annual returns. These yields can help offset financing costs for investment properties.
Many buyers opt for alternative financing through family networks, business partnerships, or seller financing arrangements to avoid traditional banking constraints and high interest rates.
What are typical purchase prices for properties in popular areas?
In Yaoundé's city center, a standard 3-bedroom, 80-square-meter apartment costs approximately $148,080 (88 million XAF), representing the premium end of the market.
Bonamoussadi in Douala has become extremely popular among young professionals, with property prices and rental yields climbing rapidly due to its modern amenities and accessibility.
Kribi remains an emerging city with reasonable prices but showing consistent 5%+ annual growth, making it attractive for early investors seeking capital appreciation.
Student cities like Dschang and Buea command premium prices due to high rental demand from university populations, with small apartments often yielding 8-10% annually.
Properties in outskirts and smaller towns typically cost less than 35% of equivalent properties in Douala or Yaoundé, offering significant savings for buyers with flexible location requirements.
Which areas offer the best value: expensive, budget-friendly, and growth potential?
1. **Most Expensive Areas:** - Bonapriso and Bonanjo in Douala - Bastos and Golf neighborhoods in Yaoundé - Premium waterfront locations in Kribi - Diplomatic quarters in major cities - New luxury developments in urban centers2. **Most Budget-Friendly Options:** - Outskirts of Douala and Yaoundé - Secondary cities like Ebolowa and Bafoussam - Rural land in developing regions - Older apartment buildings requiring renovation - Properties in emerging neighborhoods3. **Highest Growth Potential:** - Bonamoussadi area in Douala - Kribi driven by infrastructure development - Areas near planned major infrastructure projects - University towns experiencing expansion - Neighborhoods benefiting from urban planning initiativesHow have property prices changed over the past five years and one year?
Annual growth in main urban centers has reached 3-7% during 2024-2025, representing a significant acceleration from previous years.
Over the past five years, average apartment sizes decreased by 10% while prices rose consistently, particularly in Douala, Yaoundé, and Kribi. This trend reflects developers' response to affordability concerns and urban density requirements.
Looking at the past decade, real house prices fell 13.65% when adjusted for inflation, but recent years have reversed this trend with strong nominal price growth.
The one-year growth rate shows the strongest performance in emerging cities and gentrifying neighborhoods, where infrastructure improvements and urban development projects are driving demand.
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 do property price forecasts predict for the next 1, 5, and 10 years?
For the next year, expect 3-7% annual price increases in urban areas, driven by continued urbanization and infrastructure development.
The five-year forecast shows the residential market growing at approximately 5% annually, with new developments expanding into emerging cities beyond the traditional Douala-Yaoundé corridor.
Over the next decade, urbanization trends will drive substantial demand, with urban population expected to grow from 56.5% currently to 70% by 2035. This demographic shift will particularly benefit cities unaffected by regional conflicts.
Infrastructure investments, including the Kribi deep water port and improved transportation networks, will create new property hotspots and drive regional price appreciation.
Political stability and continued economic diversification will be key factors determining whether these growth projections materialize as expected.
What are the smartest buying strategies for different investment goals?
For owner-occupation, prioritize central and secure zones while budgeting an additional 10-18% for transaction fees and immediate improvements.
Long-term and short-term rental investors should focus on Bonamoussadi, Dschang, or areas near universities and expatriate hubs, which offer high and stable rental yields.
Resale and flipping strategies work best in Kribi, booming urban fringe neighborhoods, and areas with planned major infrastructure projects. However, monitor political risks, particularly in anglophone regions.
Land speculation opportunities exist where infrastructure is planned and current prices remain low, such as Ebolowa and the outskirts of Yaoundé and Kribi.
Diversified investors should consider a portfolio approach, combining stable rental properties in established areas with growth-oriented investments in emerging locations.
How do Cameroon's property prices compare with other major African cities?
| City/Country | Price per m² (USD) | Relative Affordability |
|---|---|---|
| Douala/Yaoundé, Cameroon | $1,851 | Moderate for Central Africa |
| Lagos/Abuja, Nigeria | $1,800 | Similar to Cameroon |
| Libreville, Gabon | $536 | Significantly lower |
| Accra, Ghana | $2,100 | Higher than Cameroon |
| Kigali, Rwanda | $1,200 | Lower entry costs |
| Nairobi, Kenya | $1,400 | More accessible |
| Casablanca, Morocco | $1,600 | Competitive pricing |
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 property market offers diverse opportunities from affordable emerging cities to premium urban developments.
Success requires understanding local market dynamics, transaction costs, and regional growth patterns to make informed investment decisions.
It's something we develop in our Cameroon property pack.
Sources
- The AfricanVestor - Cameroon Price Forecasts
- Statista - Cameroon Residential Real Estate Outlook
- Sakshi Blogs - Cameroon Real Estate Market Evolution
- The AfricanVestor - Cameroon Area Analysis
- Kinsmen Advocates - Buying Property in Cameroon
- RFP Cameroon - Real Estate Exchange 2025
- The AfricanVestor - Moving to Cameroon Property Guide
- The AfricanVestor - Cameroon Real Estate Market
- Simtrade - Cameroonian Real Estate Market Analysis
- Global Property Guide - Cameroon Rent Yields