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Property prices in Yaoundé have shown steady growth in 2025, with apartments averaging around 46,451 CFA per square foot in the city center. As of September 2025, a typical 60-square-meter apartment costs between 30-32 million CFA ($49,000-$52,000), while luxury villas in prime neighborhoods like Bastos can reach 100-107 million CFA ($163,000-$175,000).
The Yaoundé real estate market offers attractive opportunities for both investors and residents, with rental yields ranging from 7.5% to 12% depending on the area and property type. The market benefits from urbanization trends, strong student demand, and relatively affordable mortgage rates averaging 6% compared to other African 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.
Yaoundé property prices are competitive compared to other African capitals, with city center apartments costing around $79 per square foot and showing annual growth of 3-7%.
The most expensive neighborhoods are Bastos and Etoudi, while affordable options include Mvan and Ekounou, with up-and-coming areas like Nlongkak offering strong investment potential.
| Property Type | Location | Average Price (CFA) | Average Price (USD) |
|---|---|---|---|
| 1BR Apartment (60sqm) | City Center | 30-32 million | $49,000-$52,000 |
| Modern Villa (150sqm) | Prime Neighborhoods | 100-107 million | $163,000-$175,000 |
| Luxury Penthouse (200sqm) | Premium Areas | 206-214 million | $337,000 |
| Land Plot (1000sqm) | Bastos | 250 million | $408,000 |
| Student Apartment | Obili | 15-25 million | $24,000-$41,000 |
| 2BR House | Mvan/Ekounou | 20-40 million | $32,000-$65,000 |
What's the current average property price in Yaoundé?
As of September 2025, property prices in Yaoundé vary significantly by type and location.
City center apartments cost approximately 46,451 CFA per square foot (about $79 per square foot). A typical 60-square-meter apartment in the city center averages between 30-32 million CFA ($49,000-$52,000).
Modern villas in prime neighborhoods like Bastos range from 100-107 million CFA ($163,000-$175,000) for a 150-square-meter property. Luxury penthouses of 200 square meters command prices between 206-214 million CFA (approximately $337,000).
Monthly rent for a one-bedroom apartment averages around 85,000 CFA ($140), making the Yaoundé rental market relatively affordable compared to other African capitals.
How do prices differ between apartments, houses, and land plots?
The Yaoundé property market shows distinct pricing patterns across different property types.
Apartments, particularly new constructions with modern amenities and security features, experience the strongest price growth at 5-7% annually. These properties are especially popular in central and upscale districts due to their lower maintenance requirements and better security.
Villas command higher absolute prices but face competitive pressure from modern apartments. The maintenance costs and land scarcity issues make standalone houses less attractive to some buyers, though they remain popular among families seeking more space.
Land prices vary dramatically by location. Peripheral and standard areas range from 25,000-100,000 CFA per square meter, while prime neighborhoods like Bastos can reach up to 250,000 CFA per square meter. This significant variation reflects the premium placed on location and development potential.
It's something we develop in our Cameroon property pack.
Which neighborhoods are the most expensive, the most affordable, and the most up-and-coming?
| Category | Neighborhoods | Key Characteristics |
|---|---|---|
| Most Expensive | Bastos, Etoudi | Diplomatic quarter, luxury properties, expat demand, limited housing stock |
| Most Affordable | Mvan, Ekounou, Mendong | Lower entry costs, improving amenities, steady growth potential |
| Up-and-Coming | Nlongkak, Melen | Active development, infrastructure improvements, gentrification trends |
| Student Areas | Obili | High rental yields (8-12%), consistent university student demand |
| Business District | City Center | Commercial hub, modern apartments, professional workforce |
| Emerging Investment | Ngousso | Rapid development, infrastructure projects, price appreciation potential |
How have property prices changed compared to 5 years ago and compared to 1 year ago?
Yaoundé property prices have demonstrated consistent upward momentum over both short and medium-term periods.
Compared to 2024, property prices in Yaoundé increased by 3-7% in 2025. This growth rate reflects the city's economic stability and continued urbanization trends.
Over the past five years since 2020, the Yaoundé real estate market has maintained an annual growth rate of 3-7% per year. Apartments and urban properties have significantly outperformed suburban and older housing stock during this period.
The consistent growth pattern indicates a mature market with steady demand drivers, including population growth, foreign investment, and infrastructure development. Modern apartments with amenities have seen the strongest price appreciation, while traditional housing has lagged behind.
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What are the forecasts for property prices in the next 1 year, 5 years, and 10 years?
Property price forecasts for Yaoundé remain optimistic across all timeframes, supported by strong fundamentals.
For 2026, property prices are projected to rise another 3-7%, driven by continued urbanization, increased investment, and government infrastructure spending. The consistent demand from both local and foreign buyers supports this growth projection.
Over the next five years, the medium-term outlook remains positive with similar annual growth rates expected. The persistent housing deficit, increased foreign direct investment, and government urban development initiatives will continue supporting price appreciation.
The 10-year forecast shows continued growth potential, though possibly at a more moderate pace. With urbanization expected to reach 70% by 2050 from the current 56.5%, property demand will remain strong. However, government projects aimed at alleviating supply shortages may moderate growth rates compared to current levels.
What's the price difference when looking at smaller versus larger surface areas?
Property pricing in Yaoundé follows a clear pattern where smaller units command higher prices per square meter.
Small studios and apartments of 30-40 square meters typically cost $30,000-$35,000 total, resulting in higher price per square meter. These properties are often located in emerging neighborhoods and appeal to first-time buyers and young professionals.
Larger apartments and villas ranging from 100-200 square meters cost $100,000-$300,000 or more, but offer lower price per square meter due to bulk pricing. These properties are typically in premium locations and target higher-income buyers.
Smaller units command a price premium per square meter because they generate higher rental yields and remain affordable for first-time buyers. The strong demand from students and young professionals supports this pricing structure.
Luxury and large units, while having lower price per square meter, require higher total investment but offer more space and premium locations that appeal to families and high-net-worth individuals.
What's the typical total cost of buying, including fees, taxes, and registration costs?
Buying property in Yaoundé involves several additional costs beyond the purchase price that buyers must budget for.
Land registration fees amount to approximately 5,000 CFA per square meter for urban properties, with minimum fees applying regardless of property size. Notary fees typically range from 2-3% of the property value and cover legal documentation and transfer processes.
Registration duty represents a significant cost at 5-10% of the property value for urban properties, depending on recent regulatory reforms. Stamp duty, survey costs, and legal fees combine to add up to 2.5% of the purchase price.
Annual property tax amounts to 0.1% of the assessed property value, representing an ongoing cost for property owners. When combined, buyers should budget for total additional costs of 7-12% above the purchase price.
It's something we develop in our Cameroon property pack.
How do mortgage rates and financing options affect the real cost of buying?
Yaoundé offers more favorable financing conditions compared to many other African cities, making property purchases more accessible.
Mortgage rates in Yaoundé average 6% as of September 2025, significantly lower than rates in Douala and other major African cities. This competitive rate environment makes borrowing more attractive for qualified buyers.
Banks typically require down payments of 5-20% of the property value, though requirements vary based on the borrower's profile and chosen lender. The relatively low down payment requirements increase accessibility for first-time buyers.
However, many buyers still rely on cash purchases or microfinance options, as only 28.3% of adults have bank accounts. This limited banking penetration means traditional mortgage financing remains inaccessible to many potential buyers.
For those who qualify, the lower interest rates in Yaoundé significantly reduce the total cost of property ownership compared to cash purchases, making leveraged investments more attractive for portfolio diversification.
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.
Can you give some example purchase prices for different types of properties across key areas?
| Area | Property Type | Price Range (CFA) | Price Range (USD) |
|---|---|---|---|
| Bastos | Villa (150sqm) | 100-107M CFA | $163,000-$175,000 |
| City Center | 1BR Apartment (60sqm) | 30-32M CFA | $49,000-$52,000 |
| Mvan/Ekounou | 2BR House | 20-40M CFA | $32,000-$65,000 |
| Obili | Student Apartment | 15-25M CFA | $24,000-$41,000 |
| Bastos | Land Plot (1000sqm) | 250M CFA | $408,000 |
| Nlongkak | Modern Apartment | 25-35M CFA | $41,000-$57,000 |
| Etoudi | Luxury Villa | 150-200M CFA | $245,000-$327,000 |
What are the smartest choices today for someone who wants to live there, rent out short-term, rent out long-term, or buy to resell later?
The optimal property choice in Yaoundé depends entirely on your investment objective and strategy.
For permanent residence, secure and central neighborhoods like Bastos and Melen offer the best combination of amenities, infrastructure, and quality of life. These areas provide excellent schools, healthcare facilities, and security.
Short-term rental investors should focus on properties near the city center and university areas, including Obili, Nlongkak, Mont Fébé, and Essos. These locations can generate rental yields up to 9% with Airbnb income ranging from $427-$1,491 per month.
Long-term rental strategies work best in Obili for student housing (8-12% yields) and in Nlongkak and Bastos for expatriate and family rentals (7.5-8% yields). These areas offer consistent tenant demand and stable income streams.
Buy-to-resell investors should target up-and-coming and gentrifying areas like Nlongkak, Melen, and Ngousso, which offer higher price appreciation potential with moderate risk levels.
It's something we develop in our Cameroon property pack.
Which areas are considered the best options right now for budget-friendly, stable investment, or high potential growth?
| Investment Strategy | Best Areas | Key Advantages |
|---|---|---|
| Budget-Friendly | Mvan, Mendong, Ekounou | Low entry prices, improving infrastructure, future growth potential |
| Stable Investment | Bastos, Etoudi, Mont Fébé | Blue-chip locations, consistent high demand, diplomatic market |
| High Growth Potential | Nlongkak, Ngousso, Melen | Rapid development, infrastructure projects, gentrification trends |
| Rental Income | Obili, City Center | Student demand, professional workforce, high occupancy rates |
| Luxury Market | Bastos, Etoudi | Exclusive properties, expatriate demand, premium pricing |
| Emerging Markets | Melen, Nlongkak | Development projects, infrastructure improvements, price appreciation |
How do Yaoundé property prices compare with other big African cities of similar size and importance?
Yaoundé offers competitive property prices compared to other major African capitals, making it an attractive investment destination.
Prime city center property in Yaoundé costs approximately $1,114 per square meter, significantly lower than Lagos or Abuja at around $1,800 per square meter. Even within Cameroon, Yaoundé remains more affordable than Douala at approximately $2,045 per square meter.
This pricing advantage extends beyond absolute costs to value proposition. Yaoundé demonstrates steadier price growth and better value retention compared to Douala's higher volatility and entry costs. The city offers more predictable returns for long-term investors.
Rental yields in Yaoundé consistently outperform cities like Accra or Abidjan, with only select Nigerian cities offering higher yields due to elevated risk profiles. The combination of moderate prices and strong rental demand creates attractive investment returns.
The overall cost-to-benefit ratio positions Yaoundé as one of the most accessible African capital city markets for international investors seeking exposure to the continent's real estate growth.
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 in 2025 presents compelling opportunities for investors and residents alike, with steady price growth, competitive entry points, and strong rental yields across multiple neighborhoods.
The combination of urbanization trends, infrastructure development, and favorable financing conditions positions Yaoundé as an attractive real estate destination within the broader African market context.
Sources
- The AfricanVestor - Yaoundé Price Forecasts
- Koutchoumi - Lands for Sale in Yaoundé
- Koutchoumi - Terrain à Vendre Yaoundé Mvan
- The AfricanVestor - Yaoundé Which Area
- The AfricanVestor - Yaoundé Property
- The AfricanVestor - Yaoundé Real Estate Forecasts
- MINDCAF - FAQ
- PwC Tax Summaries - Cameroon
- MINFI - Tax Information
- The AfricanVestor - Cameroon Price Forecasts