Authored by the expert who managed and guided the team behind the Cameroon Property Pack
Yes, the analysis of Douala's property market is included in our pack
Douala, Cameroon's economic capital, commands the highest property prices in the country with apartments averaging $1,890 per square meter in the city center. The city's property market offers strong rental yields of 10-13% and steady appreciation of 3-7% annually, making it an attractive destination for both investors and residents looking to purchase real estate.
Property prices vary significantly by location and type, with luxury villas in Bonapriso reaching $500,000+ while budget-friendly apartments in outer districts start around $30,000. Transaction costs add 8-15% to purchase prices, and mortgage financing remains expensive at 12-19% interest rates with strict requirements for both locals and foreigners.
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.
Douala property prices range from $920/m² in outer areas to $1,890/m² in the city center, making it Cameroon's most expensive market.
The city offers excellent investment opportunities with 10-13% rental yields and steady 3-7% annual appreciation, particularly in emerging neighborhoods like Bonamoussadi and Akwa.
| Property Type | Price Range | Best Areas |
|---|---|---|
| City Center Apartments | $83,000 - $150,000 | Bonapriso, Bonanjo |
| Suburban Houses | $120,000 - $135,000 | Makepe, Logpom |
| Luxury Villas | $250,000 - $500,000+ | Bonapriso, Bonanjo |
| Budget Apartments | $30,000 - $60,000 | Deido, Bepanda |
| Prime Land (per m²) | $170 - $180 | Central districts |
| Investment Properties | $42,000 - $45,000 | Bonamoussadi, Akwa |
What are the current average property prices in Douala?
As of September 2025, Douala property prices average $1,890 per square meter in the city center and $920 per square meter in outer areas.
The city center commands premium prices with apartments averaging 109,900 CFA per square foot. This translates to approximately $1,890 per square meter, making Douala the most expensive property market in Cameroon.
Outside the city center, property prices drop significantly to about 53,200 CFA per square foot, or roughly $920 per square meter. This price difference of over 100% between central and peripheral areas reflects the premium placed on location and proximity to business districts.
Douala consistently outperforms other Cameroonian cities, with property values approximately 69% higher than Yaoundé and substantially above regional centers like Bafoussam. This price premium reflects Douala's status as the country's economic capital and major port city.
It's something we develop in our Cameroon property pack.
How do property prices vary by type in Douala?
Property prices in Douala vary dramatically by type, with luxury villas commanding $500,000+ while basic apartments start around $83,000.
| Property Type | Price Range | Typical Size |
|---|---|---|
| City Center Apartments | $83,000 - $150,000 | 80m² basic to luxury |
| Townhouses/Villas | $250,000 - $500,000+ | 150m² and above |
| Suburban Family Homes | $120,000 - $135,000 | 3-bedroom houses |
| Investment Apartments | $42,000 - $45,000 | 50m² units |
| Prime Land | $170 - $180/m² | Per square meter |
| Commercial Spaces | Premium pricing | Location dependent |
Which neighborhoods offer the best value and highest prices?
Bonapriso and Bonanjo represent Douala's most expensive neighborhoods, while Deido and Bepanda offer the most affordable entry points.
The most expensive areas include Bonapriso and Bonanjo, where apartments start from $150,000 and luxury villas can exceed $500,000. These neighborhoods attract expatriates and wealthy locals with their security, international amenities, and prestigious addresses.
Up-and-coming neighborhoods like Bonamoussadi, Akwa, Makepe, and Logpom offer excellent investment potential with property prices ranging from $60,000 to $150,000. Bonamoussadi particularly stands out for rapid appreciation and high rental yields, drawing young professionals and families.
Budget-friendly options exist in Deido, Bepanda, and Mbanga-Bakoko, where properties range from $30,000 to $60,000. These areas offer strong rental demand from students and workers, making them attractive for investors seeking affordable entry points with steady cash flow potential.
Growth prospects favor areas like Mbanga-Bakoko and Logpom, which benefit from new affordable housing developments and infrastructure improvements that are driving property values upward.
What are the price differences per square meter across Douala?
Price per square meter in Douala ranges from $920 in outer districts to $1,890 in the city center, with prime land commanding $180 per square meter.
City center properties command the highest prices at $1,890 per square meter, equivalent to approximately 109,900 CFA per square foot. This premium reflects proximity to business districts, government offices, and international facilities.
Outside the center, prices drop to $920 per square meter or about 53,200 CFA per square foot. This represents a 51% discount compared to central locations while still providing access to urban amenities and infrastructure.
Prime land for development costs $180 per square meter as of 2025, representing a 20% increase from 2020 levels. This appreciation reflects growing demand for development sites in strategic locations.
The price differential between central and peripheral areas creates opportunities for investors willing to purchase in developing neighborhoods that may benefit from future infrastructure improvements and urban expansion.
Can you provide specific examples of recent property purchases?
Recent property transactions show steady price appreciation across all categories, with a typical 80m² loft now costing $89,000 compared to $83,000 in 2020.
A standard loft apartment of 80 square meters has increased from $83,000 in 2020 to $89,000 in 2025, representing 7.2% growth over five years. Similarly, townhouses of 150 square meters have risen from $250,000 to $268,000 in the same period.
Investment-grade apartments of 50 square meters have appreciated from $42,000 to $45,000, while 3-bedroom suburban houses have increased from $120,000 to $135,000, showing 12.5% growth over five years.
Prime land has experienced the strongest appreciation, rising from $150 per square meter in 2020 to $180 in 2025, representing a 20% increase. This reflects strong demand for development sites in strategic locations.
These examples demonstrate consistent but moderate price growth across all property categories, with land showing the strongest performance due to limited supply in prime locations.
Don't lose money on your property in Douala
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What are the total costs including fees and taxes?
Total property purchase costs in Douala range from 8-15% above the purchase price when including all fees, taxes, and administrative charges.
Transaction costs include notary fees, registration charges, and various taxes that apply to both local and foreign buyers. These additional costs can significantly impact your total investment, making careful budgeting essential.
New regulations introduced in 2025 specify land survey fees at CFA 50,000 per hectare, plus CFA 7,000 for each additional 100 square meters in urban areas. Registration fees for urban property sales are set at 10% for built properties and 5% for undeveloped land.
Capital gains tax applies at 5% according to 2025 legislation, while the typical completion timeline ranges from 2 to 6 months depending on property type and documentation requirements.
These substantial additional costs mean that a $100,000 property purchase could actually cost $108,000 to $115,000 when all fees are included, making accurate cost estimation crucial for buyers.
What financing options and mortgage rates are available?
Mortgage rates in Douala typically range from 12-19%, with down payments of 30-40% required and strict eligibility criteria for both locals and foreigners.
Local banks often charge 19% or higher interest rates for Cameroonian borrowers, while foreigners face even stricter requirements and potentially higher rates. These high costs make mortgage financing expensive compared to international standards.
Down payment requirements typically demand 30-40% of the property value upfront, with banks requiring substantial financial guarantees and proof of steady income. This high barrier limits mortgage availability to high-income earners and salaried professionals.
Eligibility criteria are particularly strict for foreign buyers, who must demonstrate significant financial stability and local ties. Many investors choose to purchase properties outright rather than pursue expensive financing options.
The limited availability and high cost of mortgage financing means that cash purchases remain the preferred method for most property transactions in Douala's market.
How have property prices changed over recent years?
Douala property prices have increased 3-7% annually in recent years, with five-year appreciation ranging from 7% to 20% depending on property type and location.
Annual growth between 2024 and 2025 has maintained steady momentum at 3-7%, particularly strong in prime central areas and emerging neighborhoods like Bonamoussadi and Akwa. This consistent growth reflects ongoing economic development and infrastructure investment.
Over the five-year period from 2020 to 2025, most property categories have appreciated between 7-12.5%. Standard residential properties have shown moderate but steady gains, while prime land has outperformed with 20% appreciation in strategic locations.
Compared to Yaoundé, Douala maintains its premium position with average purchase and rental prices approximately 69% higher than the capital city. This gap has remained relatively stable, reflecting Douala's continued economic importance.
The price growth has been supported by steady demand from both local buyers and foreign investors attracted by the city's rental yields and appreciation potential in Cameroon's most dynamic property market.
What are the forecasts for future property prices?
Property price forecasts for Douala predict continued growth of 3-7% annually through 2026, with moderate expansion expected over the medium and long term.
Next year's outlook remains positive with expected growth of 3-7% driven by continued economic development and infrastructure investment. The short-term forecast reflects ongoing demand from both investors and end-users in Cameroon's primary commercial center.
Medium-term projections for 2027-2030 suggest that growth may moderate as new supply comes to market and infrastructure development redistributes demand to previously less accessible areas. However, fundamental economic factors continue to support property values.
Long-term forecasts through 2030-2035 anticipate that urban expansion and continued economic growth will support property values throughout Douala. The best returns are predicted in areas currently undergoing infrastructure development, including Bonamoussadi, Makepe, Logpom, and Akwa.
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 the smartest buying strategies for different goals?
The smartest buying strategy depends on your primary objective, with luxury areas best for comfortable living and emerging neighborhoods offering superior investment returns.
- Comfortable living: Choose Bonapriso or Bonanjo for expensive but secure locations with international amenities and established infrastructure
- Capital appreciation: Target Bonamoussadi, Akwa, Logpom, or Makepe for up-and-coming areas benefiting from infrastructure investments
- Rental yield optimization: Focus on Bonamoussadi for high rental yields or Deido and Bepanda for strong student and worker demand with affordable entry prices
- Resale prospects: Invest in newer developments in growth corridors like Logpom and Akwa Nord, while avoiding older central properties with limited upside
- Balanced approach: Consider emerging neighborhoods that offer both appreciation potential and current rental income opportunities
Which areas offer the best returns versus livability?
Bonamoussadi emerges as the optimal choice for balancing investment returns with quality of life, while Bonapriso offers premium living at higher cost.
For pure investment returns, Bonamoussadi leads with rental yields of 10-13% gross combined with rapid capital appreciation. This neighborhood attracts young professionals and offers modern amenities while maintaining investment potential.
Luxury living is best served by Bonapriso and Bonanjo, which provide security, international amenities, and prestigious addresses but at premium prices that may limit appreciation potential due to their already elevated values.
Emerging areas like Akwa and Makepe offer strong appreciation prospects with improving livability as infrastructure develops. These neighborhoods provide a middle ground between investment potential and current quality of life.
Budget-conscious investors can find opportunities in Deido and Bepanda, which offer affordable entry points with steady rental demand, though living conditions may be more basic compared to upscale areas.
The key is matching your personal preferences for amenities and lifestyle with your investment timeline and return expectations in Douala's diverse neighborhood landscape.
How do Douala prices compare with other major cities?
Douala commands Cameroon's highest property prices at $1,890/m² centrally, substantially above Yaoundé's $1,870/m² and regional centers, while offering superior rental yields of 10-13%.
Within Cameroon, Douala maintains its position as the most expensive market, with property prices and rental rates approximately 69% higher than Yaoundé. The capital city offers similar central prices but lower rental yields, making Douala more attractive for investors.
Bafoussam and other regional centers offer significantly lower prices at $600-800 per square meter, but with reduced liquidity and lower return potential. These markets serve local demand but lack the investment dynamism of major urban centers.
Compared to other African capital cities, Douala's property prices and yields position it in the mid-range for the continent. The city offers substantially higher prices than most other Cameroonian regional markets while providing superior rental returns.
The combination of relatively high prices with strong rental yields makes Douala unique in the regional context, offering both current income and appreciation potential that exceeds most comparable West African markets.
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.
Douala represents Cameroon's premier property investment destination, combining the country's highest prices with superior rental yields and steady appreciation potential.
Success in Douala's property market requires careful neighborhood selection, understanding of substantial transaction costs, and realistic expectations about expensive financing options, but offers rewarding opportunities for both investors and residents.
Sources
- The African Vestor - Douala Price Forecasts
- Numbeo - Property Investment in Douala
- The African Vestor - Douala Property Market
- The African Vestor - Property Investment Douala
- The African Vestor - Cameroon Investment Areas
- Global Property Guide - Africa Square Meter Prices
- The African Vestor - Moving to Cameroon Property Guide
- Business in Cameroon - Land Survey Fees