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Rental prices in Cameroon vary dramatically between major cities, with Douala commanding the highest rents across all property types.
Rental yields in Cameroon range from 6% to 13%, positioning the country competitively among African markets, though investors must account for high mortgage rates and additional costs beyond base rent.
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 leads Cameroon's rental market with 1-bedroom city center apartments averaging 517,000-521,000 CFA monthly, while Yaoundé offers similar properties for 85,000-91,000 CFA monthly.
Secondary towns typically offer rents 20% lower than major cities, making them attractive options for investors seeking better rental yields and lower entry costs.
| Location | 1-Bedroom City Center (CFA/month) | 3-Bedroom City Center (CFA/month) | Rental Yield Range |
|---|---|---|---|
| Douala | 517,564 - 521,538 | 1,089,632 | 10% - 13% |
| Yaoundé | 85,000 - 91,667 | 497,996 - 748,736 | 6% - 10% |
| Secondary Towns | ~68,000 | ~145,000 | 6% - 9% |
| Outside City Centers | 287,722 (average) | 150,000 - 632,353 | 7% - 11% |
What are the current average rental prices in Cameroon's major cities and regions?
Douala stands as Cameroon's most expensive rental market, with one-bedroom city center apartments commanding 517,564 to 521,538 CFA per month as of September 2025.
Three-bedroom apartments in Douala's city center reach 1,089,632 CFA monthly, while outside the center, one-bedroom units drop to 333,200-339,564 CFA and three-bedroom apartments average 632,353 CFA monthly.
Yaoundé offers significantly more affordable options, with one-bedroom city center apartments ranging from 85,000 to 91,667 CFA monthly and three-bedroom units costing 497,996 to 748,736 CFA. Outside the center, one-bedroom apartments range from 67,500 to 117,500 CFA monthly, while three-bedroom units average 150,000 CFA.
Secondary towns including Buea, Limbe, and Bamenda typically offer rental prices approximately 20% lower than both Douala and Yaoundé, making them attractive alternatives for cost-conscious tenants and investors.
The rental price gap between Douala and Yaoundé can reach up to 470% for city center properties, highlighting the significant regional variations across Cameroon's property market.
How do rental prices vary by property type including apartments, houses, and commercial units?
| Property Type | Douala City Center (CFA/month) | Yaoundé City Center (CFA/month) | Secondary Towns (CFA/month) |
|---|---|---|---|
| Studio/1 Bedroom | 517,564 - 521,538 | 85,000 - 91,667 | ~68,000 |
| 2-3 Bedroom Apartment | 1,089,632 | 497,996 - 748,736 | ~145,000 |
| Family House | 1,500,000+ | 282,500 - 748,736 | 180,000+ |
| Commercial Unit | Varies (8.75-10% yield) | Varies (8.75-10% yield) | Varies (8.75-10% yield) |
What is the rental price difference between studios, mid-size apartments, and large family homes?
The rental price progression from studios to large family homes shows dramatic increases, particularly in major cities.
In Yaoundé's city center, studios start around 85,000 CFA monthly, while mid-size apartments (2-3 bedrooms) range from 500,000 to 1,090,000 CFA, representing a 5-12 times increase.
Large family homes and apartments in Douala's city center command 1,100,000 to 1,500,000 CFA monthly, creating a price jump factor of 5-10 times compared to studios.
Secondary towns maintain proportionally similar ratios but at lower absolute prices, with the studio-to-family home progression typically representing a 3-5 times increase.
This pricing structure reflects the premium placed on space and location, with Douala consistently commanding the highest premiums across all property categories.
How does location within cities affect rental prices across different areas?
City center locations command significant premiums over suburban areas, with Douala showing the most pronounced differences.
Douala's city center apartments cost up to 470% more than equivalent properties in Yaoundé, while within Douala itself, city center properties command 50-60% premiums over outside-center locations.
Yaoundé's premium neighborhoods including Bastos and Nlongkak maintain higher rental rates, with one-bedroom apartments reaching 91,500 CFA monthly compared to the city average of 85,000 CFA.
Secondary towns offer the most affordable options across all location categories, typically maintaining 20% lower rates than both major cities regardless of specific neighborhood positioning.
It's something we develop in our Cameroon property pack.
What is the average rent per square meter and how does it vary by property category?
City center properties in Douala and Yaoundé average $1,851 to $1,890 per square meter annually, equivalent to approximately 1,100,000 CFA per square meter.
Outside city centers, rental rates drop significantly to $694-$920 per square meter annually, or 412,000-572,239 CFA per square meter.
These per-square-meter rates reflect the premium placed on central locations and demonstrate the efficiency gains possible in suburban areas.
Property category variations show apartments typically commanding higher per-square-meter rates than houses due to their prime locations and modern amenities.
The per-square-meter metric provides investors with a standardized comparison tool across different property types and locations within Cameroon's diverse rental market.
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What additional fees, maintenance charges, and taxes should be added to base rent calculations?
Utilities represent a significant additional cost, typically adding 20-30% to monthly rental expenses and charged separately from base rent.
Security deposits commonly require 2-3 months' rent upfront, while agency fees can demand 1-3 months' rent for leasing services.
Maintenance costs vary considerably but typically range from 10,000-30,000 CFA monthly for apartments, often paid by tenants rather than landlords.
VAT and withholding taxes may apply, particularly for commercial units, adding complexity to rental calculations.
Insurance requirements for liability and contents coverage may be mandatory, while furnishing costs significantly increase budgets as most rentals come unfurnished.
How do mortgage costs compare with expected rental income for financed properties?
Mortgage rates in Cameroon reach 13-19% for individuals and exceed 19% for foreigners or non-prime borrowers, creating significant financing challenges.
Gross rental yields range from 7-13% in Douala and 6-10% in Yaoundé, often falling short of mortgage rates for leveraged purchases.
Price-to-rent ratios typically range from 10-20, making renting often more affordable than buying, especially for short-term residents.
Mortgage repayments frequently exceed rental income unless buyers provide substantial down payments, typically 50% or more of the property value.
This financing environment favors cash purchases and makes rental properties more attractive as income-generating investments rather than leveraged plays.
What are the most profitable short-term versus long-term rental options?
Short-term rentals in Douala and Yaoundé can generate $1,100-$3,100 monthly for premium properties, with average earnings of $350-$790 monthly.
Occupancy rates for short-term rentals average 25-26%, requiring excellent management and marketing to maximize returns.
Long-term rentals offer stability with gross yields of 6-13% but require less intensive management compared to short-term alternatives.
Short-term rental yields can outperform long-term options for premium properties with professional management, particularly in business districts and tourist areas.
The choice between short and long-term strategies depends on investor involvement capacity, property location, and target tenant demographics.
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 provide specific rental examples for different property types in key neighborhoods?
In Douala's upscale Bonapriso and Bonanjo districts, 80-square-meter lofts command approximately 521,500 CFA monthly for one-bedroom units and 1,089,000 CFA for three-bedroom apartments.
Yaoundé's premium Bastos and Nlongkak neighborhoods feature one-bedroom apartments at 91,500 CFA monthly and three-bedroom units reaching 748,000 CFA monthly.
Secondary towns like Buea and Limbe offer similar property types at approximately 20% discounts, with one-bedroom apartments around 68,000 CFA and three-bedroom units near 145,000 CFA monthly.
Suburban areas in major cities provide mid-range options, with Douala outside-center properties ranging from 333,200-632,353 CFA depending on size and specific location.
These examples demonstrate the significant variation possible within individual cities based on specific neighborhood positioning and property quality.
What tenant profiles typically rent in Cameroon and how do they influence demand patterns?
Urban renters consist primarily of working professionals, civil servants, families, students, and expatriates seeking modern accommodations.
Growing middle-class demand focuses on modern apartments and gated communities, particularly in Douala and Yaoundé's developing neighborhoods.
Tenant priorities emphasize safety, amenities, and proximity to schools and workplaces, driving demand for well-located properties with security features.
Expatriate tenants typically command higher budgets and seek furnished accommodations with international standards, creating premium market segments.
Student populations in university areas create consistent demand for affordable housing, while civil servants provide stable long-term rental demand.
What are the current vacancy rates and how do they impact investment returns?
Short-term rental occupancy averages 25-26% across major cities, indicating substantial vacancy periods requiring active management.
High demand in Douala and Yaoundé creates lower vacancy rates for long-term rentals, particularly for well-maintained properties in desirable locations.
Secondary cities experience rising demand as urban professionals relocate seeking better value, reducing traditional vacancy concerns.
Property quality and location significantly influence vacancy rates, with modern amenities and security features commanding higher occupancy.
Vacancy management becomes crucial for investment returns, particularly given the competitive nature of Cameroon's urban rental markets.
Which property choices offer the best opportunities for maximizing rental yield?
Mid-size apartments in emerging neighborhoods like Bonamoussadi and Logpom in Douala, and Nlongkak in Yaoundé, offer optimal yield potential.
Suburban family homes in secondary cities provide attractive combinations of lower purchase costs and rising rental demand.
Well-managed short-term rentals in city centers can maximize yields for hands-on investors willing to provide active management.
Properties near employment centers, schools, and transportation hubs consistently outperform market averages in both occupancy and rental rates.
It's something we develop in our Cameroon property pack.
How do current rental yields compare with historical performance over recent years?
Current rental yields in 2025 show Douala achieving 7-13% returns, Yaoundé generating 6-10%, and secondary towns producing 6-9% yields.
Historical data from 2020 indicates yields typically ranged 6-8% in major cities with lower performance in secondary markets.
The 2024 market showed slight increases driven by supply constraints and continued urban growth, establishing upward yield trends.
This yield progression reflects growing demand outpacing supply in key markets, particularly benefiting well-positioned investment properties.
The trend indicates strengthening fundamentals in Cameroon's rental market, supporting positive investment sentiment for quality properties.
What is the forecast for rental prices and yields over the next decade?
Annual rent growth projections indicate 3-7% increases per year through 2026 in urban centers, driven by continued urbanization and infrastructure development.
Rental yields are expected to remain stable or rise slightly, particularly in secondary cities benefiting from urban migration trends.
Ten-year forecasts support sustained demand growth led by demographic expansion, remote work adoption, and infrastructure improvements.
Secondary cities show particular promise for yield growth as urban professionals seek value alternatives to expensive city centers.
Market fundamentals including population growth and economic development support positive long-term rental market prospects across Cameroon.
How do Cameroonian rental levels and yields compare with other major African cities?
| City | Rental Yield (2025) | Average City Center Rent (USD) | Market Characteristics |
|---|---|---|---|
| Douala | 10-13% | $746-$1,743 | High demand, rapid growth |
| Yaoundé | 6-10% | $140-$1,300 | Lower cost than Douala |
| Nairobi | ~6-7% | $250-$1,200 | Similar yield, higher liquidity |
| Accra | ~8-11% | $400-$1,200 | Comparable to Douala |
| Abidjan | 9-11% | $500-$1,500 | Strong commercial yields |
| Kinshasa | Up to 12% | $350-$1,100 | High yield, volatile market |
| Antananarivo | Up to 14% | $180-$600 | Leading African yields |
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 rental market demonstrates strong fundamentals with competitive yields ranging from 6-13% across major cities, positioning the country favorably among African investment destinations.
While Douala commands premium rents, secondary cities offer attractive opportunities for investors seeking better value and growing demand from urban migration trends.
Sources
- Numbeo Cost of Living Comparison
- Numbeo Property Investment Comparison
- Simtrade Cameroon Real Estate Analysis
- Numbeo Yaoundé Property Investment
- The AfricanVestor Cameroon Trends
- Numbeo Cameroon Country Results
- Business in Cameroon Knight Frank Report
- The AfricanVestor Price Forecasts
- Housing Finance Africa Cameroon Report
- The AfricanVestor Douala Forecasts