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's rental market in September 2025 shows strong momentum with high yields and rising rents across all property types.
As Cameroon's economic capital, Douala attracts professionals, expatriates, and families seeking quality housing, driving rental demand that consistently outpaces supply in prime neighborhoods like Bonapriso and emerging areas like Bonamoussadi.
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 rental market offers yields of 10-13% with studios averaging 212,346 FCFA monthly and three-bedroom apartments reaching 1,089,632 FCFA in the city center.
Rental prices vary significantly between neighborhoods, with city center commanding 50% premiums over outskirts, while professional tenants dominate the market driving low vacancy rates of 2-8%.
| Property Type | City Center (FCFA/month) | Outskirts (FCFA/month) |
|---|---|---|
| Studio (45m²) | 212,346 | 180,000-190,000 |
| 1-Bedroom Apartment | 517,564 | 333,200 |
| 2-Bedroom Apartment | 630,000-800,000 | 450,000-600,000 |
| 3-Bedroom Apartment | 1,089,632 | 632,353 |
| Large Villa | 2,600,000-3,600,000 | 1,800,000-2,400,000 |
| Average Yield | 10.3% | 13.2% |
| Price per m² (rent) | $24.8 | $13.7 |
What are the current average rents in Douala across different property types?
As of September 2025, Douala's rental market shows significant variation across property types and locations.
Studios of approximately 45 square meters in normal areas command an average monthly rent of 212,346 FCFA (approximately $344). One-bedroom apartments in the city center reach 517,564 FCFA monthly ($746), while similar units in the outskirts cost 333,200 FCFA ($478).
Three-bedroom apartments demonstrate the largest price gaps between locations, with city center units averaging 1,089,632 FCFA monthly ($1,743) compared to 632,353 FCFA ($1,010) in suburban areas. For premium short-term rentals, small studios range from 930,000 to 2,730,000 FCFA monthly, while larger villas can command between 1,800,000 and 3,600,000 FCFA monthly.
The Douala rental market reflects the city's status as Cameroon's economic capital, with professional-grade housing commanding premium prices.
It's something we develop in our Cameroon property pack.
How much does rent vary by neighborhood in Douala?
Neighborhood location creates dramatic rent variations across Douala's districts.
Upscale areas like Bonapriso and Bonanjo command the highest rents, with apartments and houses fetching up to 30% premiums over city averages. These established neighborhoods attract expatriate professionals and wealthy locals seeking security and infrastructure.
Emerging areas such as Bonamoussadi and Logpom show rapid rent appreciation, currently priced 15-25% below prime districts but experiencing fast growth due to new infrastructure development. The city center versus outskirts divide remains substantial, with central locations commanding up to 50% higher rents than peripheral areas.
For example, a one-bedroom apartment costs 517,564 FCFA in the city center compared to 333,200 FCFA in the outskirts, representing a 55% price difference for similar accommodation.
What is the typical rent per square meter in Douala?
Douala's rental prices per square meter vary significantly between central and peripheral locations.
City center properties average $24.8 per square meter monthly, calculated from one-bedroom apartments averaging 517,564 FCFA for approximately 20.9 square meters. Outskirt properties offer better value at $13.7 per square meter monthly, based on larger two-bedroom units averaging $478 for 35 square meters.
For context, purchase prices average $1,890 per square meter in the city center and $920 per square meter in the outskirts, providing investors with clear yield calculations. The rental rate per square meter reflects Douala's position as a premium African real estate market.
These metrics help investors and tenants evaluate value propositions across different neighborhoods and property sizes.
What does total monthly rent cost including all fees and charges?
Total monthly housing costs in Douala extend beyond base rent to include utilities, service charges, and various fees.
Utilities for one-bedroom apartments or studios average 39,000 FCFA monthly, covering electricity, water, and garbage collection. Service charges and maintenance typically add 5-15% to base rent, translating to 20,000-100,000 FCFA monthly for apartments and houses, with higher costs in serviced buildings.
Cameroon applies progressive rental income tax rates of 11-38.5% to landlords, though these costs are generally included in quoted rental prices. Service taxes typically apply to commercial leases rather than individual residential tenants.
For a typical one-bedroom city center apartment, total monthly costs reach approximately 576,564 FCFA including rent, utilities, and building fees. This comprehensive cost structure should be factored into both investor calculations and tenant budgets.
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What are monthly costs if you finance the property with a mortgage?
Mortgage financing in Cameroon carries significantly higher costs than rental payments for most properties.
Current mortgage rates range from 19-22% APR on amortized loans. For a typical $90,000 property, monthly mortgage payments reach approximately $1,500-$1,700 over 20-25 year terms, substantially exceeding rental costs for comparable units.
Property owners face additional monthly expenses including utilities, service charges, insurance, and property taxes. For a one-bedroom apartment, total monthly ownership costs typically range from $1,800-$2,100 including mortgage payments.
These high financing costs make rental properties particularly attractive to investors seeking immediate cash flow, while purchase decisions require careful consideration of long-term appreciation potential versus current carrying costs.
What are current rental prices for studios, two-bedroom apartments, and villas?
September 2025 rental prices show clear segmentation across Douala's property types.
| Property Type | Size/Location | Monthly Rent (FCFA) |
|---|---|---|
| Small Studio | 45m², Normal Area | 212,346 (≈$344) |
| 1-Bedroom Apartment | City Center | 517,564 (≈$746) |
| 2-Bedroom Apartment | 70m², Popular Area | 315,000-630,000 (≈$450-$900) |
| 3-Bedroom Apartment | City Center | 1,089,632 (≈$1,743) |
| Large Villa/House | Prime Suburb | 1,800,000-3,600,000 (≈$2,600-$5,200) |
| Short-term Studio | Airbnb/Booking | 930,000-2,730,000 |
| Short-term Villa | Premium Location | 1,800,000-3,600,000 |
What types of tenants are most common in Douala?
Douala's tenant profile reflects the city's economic importance and international appeal.
Professionals and expatriates dominate upscale, secure apartment complexes, seeking quality housing with modern amenities and security features. These tenants typically prefer locations with good infrastructure and proximity to business districts.
Families constitute a significant segment, favoring suburban houses and larger apartments that provide space and family-friendly environments. Students represent another important group, primarily renting studios and smaller shared accommodations near universities and educational institutions.
Solo travelers and couples, particularly through Airbnb platforms, most commonly occupy one to two-bedroom units. This diverse tenant base creates stable demand across different property types and price points, supporting Douala's robust rental market.
What are the vacancy rates across different property types and areas?
Douala's rental market maintains notably low vacancy rates across most property segments.
Studios and one-bedroom apartments show vacancy rates of 2-8%, with the lowest rates in central business districts where professional demand remains consistently high. These properties benefit from strong occupancy due to expatriate and professional tenant demand.
Family apartments and houses experience slightly higher vacancy rates of 8-12%, with the highest rates in outlying areas where new developments sometimes outpace immediate demand. Premium Airbnb units achieve 52-63% occupancy for top-tier listings, while average short-term rental occupancy rates range from 40-55% in popular districts like Douala III and Douala V.
These low vacancy rates reflect strong underlying demand and limited quality housing supply, supporting continued rental growth and investor confidence.
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 rental yields can investors expect by property category?
Douala offers exceptional rental yields compared to other major African cities.
City center properties generate yields of 10.3%, while outskirt and suburban properties can achieve up to 13.2%, particularly for smaller apartments where demand consistently exceeds supply. These yields reflect strong rental demand relative to purchase prices.
Rental yields have climbed as demand outpaces supply growth, especially in expanding neighborhoods where infrastructure development drives appreciation. Investors can expect yields ranging from 7-13% depending on property type, location, and management quality.
These yield levels position Douala among Africa's most profitable rental markets, attracting both local and international real estate investors seeking strong cash flow returns.
It's something we develop in our Cameroon property pack.
How have rents and yields changed compared to previous years?
Douala's rental market has demonstrated consistent growth over both short and medium-term periods.
Over the past five years, rents have increased 3-7% annually, driven by ongoing urbanization and population growth that consistently outpaces new housing supply. This steady appreciation reflects Douala's economic expansion and growing middle class.
In the past year alone, rents have risen 3-7% citywide, with the fastest growth occurring in up-and-coming areas where infrastructure improvements attract new residents and businesses. Rental yields have increased as rent growth has exceeded purchase price appreciation in many neighborhoods.
This upward trend in both rents and yields demonstrates the market's underlying strength and investor appeal, supported by Cameroon's economic growth and Douala's central role as the country's commercial hub.
What are the forecasts for rents and yields over the next 1, 5, and 10 years?
Douala's rental market outlook remains strongly positive across all timeframes.
Over the next year, continued rent growth of 3-7% is expected, supported by high demand in prime locations and expanding suburban areas. Infrastructure improvements and business development should maintain upward pressure on rental rates.
Five-year forecasts suggest cumulative rent increases of 15-30%, with infrastructure upgrades and sustained population growth driving demand. Rental yields are expected to hold steady or rise slightly as the market continues maturing.
Ten-year projections indicate robust rental market performance driven by ongoing urbanization trends and Douala's strengthening position as Central Africa's commercial center. Well-located and modernized properties should continue generating strong yields throughout this period.
It's something we develop in our Cameroon property pack.
How do Douala's rents and yields compare with similar African cities?
Douala leads major African cities in rental yield performance as of 2025.
Douala rental yields now exceed those of established markets like Durban, South Africa, and outperform Nairobi, Accra, Abidjan, and Lagos. This positioning makes Douala particularly attractive to yield-focused investors seeking African real estate exposure.
While Douala rent levels remain high for Cameroon, they stay below leading cities like Johannesburg but exceed Yaoundé and most secondary markets across West and Central Africa. This positioning provides good value relative to yield generation.
Recent rankings place Douala as the leading African city for landlord returns, favored for both rental yields and strong tenant demand. This competitive advantage reflects Douala's economic importance and relatively limited quality housing supply compared to tenant demand.
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's rental market in September 2025 presents compelling opportunities for both investors and tenants, with strong yields ranging from 10-13% and low vacancy rates of 2-8% across most property types.
The market benefits from consistent demand growth driven by urbanization, infrastructure development, and Douala's role as Cameroon's economic capital, positioning it as Africa's leading rental yield destination.
Sources
- Expatistan - Cost of Living in Douala
- TheAfricanVestor - Douala Price Forecasts
- CozyCozy - Douala Short-term Rentals
- TheAfricanVestor - Douala Property
- Taxes for Expats - Cameroon Tax Guide
- TheAfricanVestor - Cameroon Expat Guide
- AirROI - Douala III Report
- TheAfricanVestor - Cameroon Real Estate Forecasts
- GhanaWeb - Top African Cities for Landlords
- TheAfricanVestor - Cameroon Real Estate Trends