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The rental market in Yaoundé offers diverse opportunities with average yields ranging from 7.5% to 9% annually. As of September 2025, one-bedroom apartments in the city center rent for approximately 85,000 CFA per month, while three-bedroom units command around 282,500 CFA monthly. The city's rental landscape varies significantly between neighborhoods, with premium areas like Bastos reaching 500,000+ CFA for luxury three-bedroom apartments, while peripheral areas offer more affordable options starting from 40,000 CFA monthly.
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's rental market demonstrates strong fundamentals with yields averaging 7.5-9% annually, making it competitive with other African capitals like Johannesburg and Cape Town.
Student housing and mid-range apartments in emerging districts present the most attractive investment opportunities for 2025-2030.
| Property Type | Average Monthly Rent (City Center) | Average Monthly Rent (Outside Center) | Rental Yield Range |
|---|---|---|---|
| 1BR Apartment | 85,000 CFA | 67,500 CFA | 7.5-8.5% |
| 3BR Apartment | 282,500 CFA | 145,000 CFA | 8-9% |
| Student Room (Obili) | 15,000-35,000 CFA | N/A | Up to 9% |
| Luxury Villa (Bastos) | 800,000+ CFA | N/A | 7-8% |
| Commercial Office (Grade A) | 12,000-17,000 CFA/sqm | 8,000-12,000 CFA/sqm | 10% |
| Short-term Rental (Airbnb) | $45/night median | Variable | 10-12% (top properties) |
What property types are available for rent in Yaoundé and what does each cost on average?
Yaoundé's rental market offers five main property categories with distinct pricing structures as of September 2025.
Residential apartments dominate the market, ranging from studios to three-bedroom units. One-bedroom apartments in the city center average 85,000 CFA monthly, while three-bedroom units command 282,500 CFA. Outside the center, these prices drop to 67,500 CFA and 145,000 CFA respectively.
Houses and villas represent the premium segment, with two-bedroom villas averaging $1,320 (approximately 715,000 CFA) monthly in central areas. Luxury villas in upscale neighborhoods like Bastos can exceed 800,000 CFA monthly, with some reaching 1,500,000 CFA for high-end properties.
Commercial spaces include Grade A offices renting for $20-$28 per square meter monthly in prime locations, dropping to $12-$16 per square meter in secondary areas. Retail units and shops typically command lower rates depending on foot traffic and location.
Student accommodation, particularly concentrated in Obili, offers single rooms ranging from 15,000 to 35,000 CFA monthly. Short-term furnished rentals through platforms like Airbnb average $45 per night for median properties, with luxury options reaching $100 per night.
How do rental prices vary by neighborhood in Yaoundé?
Yaoundé's rental market shows dramatic price variations based on neighborhood prestige and infrastructure quality.
Premium districts like Bastos, Mont Fébé, and Etoudi command the highest rents due to their diplomatic presence and superior amenities. Three-bedroom apartments in Bastos start at 500,000 CFA monthly, while luxury villas can exceed 1,500,000 CFA. These areas maintain vacancy rates below 10% due to consistent expat and diplomatic demand.
Central business district areas offer mid-range pricing with excellent accessibility. One-bedroom apartments average 85,000 CFA monthly, benefiting from proximity to offices, banks, and government institutions. The city center maintains strong rental demand from professionals and young expatriates.
Emerging middle-income neighborhoods like Nlongkak and Melen provide balanced investment opportunities. These areas offer modern amenities at moderate prices, typically 30-40% below city center rates while maintaining good infrastructure and security.
University areas, particularly Obili and Ngoa-Ekélé, focus on student housing with specialized pricing structures. Single rooms range from 15,000 to 35,000 CFA monthly, while shared apartments offer competitive rates for young professionals transitioning from university life.
Peripheral areas outside the center offer the most affordable options, with one-bedroom apartments starting from 40,000 CFA monthly. However, these locations may lack consistent utilities and transportation access, affecting long-term rental stability.
What is the rent per square meter and how does property size affect pricing?
Yaoundé's rental pricing follows a clear per-square-meter structure that varies significantly between central and peripheral locations.
City center properties average approximately 1,800 CFA per square meter monthly for residential units. This pricing reflects the premium for central location, with purchase prices averaging 1,100,000 CFA per square meter. Properties in prime areas like Bastos can reach 2,500-3,000 CFA per square meter monthly.
Outside the center, rental rates drop to 900-1,000 CFA per square meter monthly, corresponding to lower purchase prices of approximately 412,000 CFA per square meter. This significant differential makes peripheral areas attractive for budget-conscious renters and investors seeking higher yields.
Larger properties typically offer better per-square-meter value for tenants while generating higher absolute rents for landlords. A 100-square-meter apartment might rent for 160,000 CFA monthly (1,600 CFA/sqm), while a 50-square-meter unit could command 100,000 CFA (2,000 CFA/sqm), demonstrating economies of scale.
Commercial properties follow different metrics, with Grade A offices renting for 12,000-17,000 CFA per square meter monthly in prime locations. Secondary commercial areas offer rates of 8,000-12,000 CFA per square meter, making them attractive for small businesses and startups.
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What is the total rental cost including fees, taxes, and additional charges?
The total cost of renting in Yaoundé extends well beyond the advertised monthly rent, with multiple fees and charges affecting both tenants and landlords.
Agency fees typically equal one month's rent, either paid entirely by tenants or split between tenant and landlord depending on market conditions. For a 150,000 CFA monthly apartment, expect initial agency costs of 150,000 CFA.
Property taxes significantly impact landlord returns, ranging from 5.5% to 10% of rental income annually. Purchase transactions incur 8-15% of property value in combined taxes, including notary fees, registration costs, and legal expenses. These upfront costs must be factored into investment calculations.
Utility costs average 50,000 CFA monthly for a standard apartment, covering water, electricity, garbage collection, and basic maintenance. Premium properties with amenities like pools or generators may double these costs.
Additional landlord expenses include maintenance and repairs averaging 2-4% of annual rental income, plus property insurance varying by coverage level and property value. Security services in upscale areas can add 10,000-20,000 CFA monthly to operating costs.
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How do financing costs impact rental investment profitability in Yaoundé?
Mortgage financing in Yaoundé significantly affects rental investment returns, with current market conditions offering both opportunities and challenges.
Average mortgage rates stand at approximately 6% annually as of September 2025, which is relatively competitive compared to other African capitals. However, the loan affordability index remains low at 0.67, with mortgage payments averaging 149% of net income for typical borrowers.
Most successful rental investors prefer cash purchases to maximize returns and avoid financing constraints. Cash buyers can negotiate better purchase prices and avoid interest payments that typically consume 30-40% of rental income in leveraged investments.
Local banks offer financing options for established buyers with strong credit profiles and substantial down payments, typically requiring 30-40% initial equity. International buyers may face additional requirements including local bank relationships and higher down payment percentages.
Rental yields of 7.5-9% annually often exceed mortgage costs, making leveraged investments viable for qualified buyers. However, vacancy periods and maintenance costs can eliminate profit margins for highly leveraged properties, making conservative financing approaches more sustainable.
Investment properties generating 150,000 CFA monthly rent can service mortgages of approximately 800,000-1,000,000 CFA annually, supporting purchase prices of 15-20 million CFA with appropriate down payments.
What are the differences between short-term and long-term rental returns?
Short-term and long-term rental strategies in Yaoundé offer distinct risk-return profiles with significant operational differences.
Long-term rentals provide stable yields averaging 7.5-9% annually with minimal management requirements. Student housing areas like Obili achieve the highest long-term yields approaching 9%, while luxury properties in Bastos typically yield 7-8% with exceptional stability.
Short-term rentals through Airbnb generate higher gross revenues but require active management and face occupancy volatility. Median Airbnb properties earn $427 monthly with 27% occupancy rates, while top-performing properties reach $1,491 monthly with 64% occupancy rates.
Operating costs differ significantly between strategies. Long-term rentals involve minimal utilities and management expenses, while short-term rentals require furnished setups, frequent cleaning, utilities, and active marketing. These additional costs can consume 20-30% of gross revenues.
Risk profiles favor long-term rentals for stability, with lease agreements providing predictable income for 6-12 month periods. Short-term rentals face seasonal demand fluctuations, regulatory changes, and platform dependency risks that can dramatically affect profitability.
Net yields for top-performing short-term rentals can reach 10-12% annually, but median properties often underperform long-term alternatives when accounting for higher operating costs and vacancy periods. The strategy suits investors with local management capabilities and risk tolerance for income volatility.
Can you provide specific rental examples across different market segments?
| Property Type | Location | Monthly Rent (CFA) | Size/Details |
|---|---|---|---|
| Budget 1BR Apartment | City Periphery | 40,000-67,500 | 35-45 sqm, basic amenities |
| Mid-range 2BR Apartment | City Center | 100,000-200,000 | 65-80 sqm, modern finishes |
| Luxury Villa | Bastos/Mont Fébé | 800,000-1,500,000 | 200+ sqm, pool, security |
| Student Room | Obili | 15,000-35,000 | Single room, shared facilities |
| Grade A Office | City Center | 12,000-17,000/sqm | Modern building, parking |
| Retail Shop | Commercial District | 80,000-150,000 | 30-50 sqm, street access |
| Furnished Apartment (STR) | Various | $45/night median | 1-2BR, fully equipped |
What are the typical renter profiles and their preferences in Yaoundé?
Yaoundé's rental market serves four distinct renter categories, each with specific requirements and budget constraints.
University students represent the largest rental segment, prioritizing affordability and campus proximity. They typically seek accommodations in Obili and Ngoa-Ekélé, preferring shared facilities and basic amenities. Monthly budgets range from 15,000-50,000 CFA, with emphasis on reliable internet and study spaces.
Young professionals demand modern apartments with security features and central locations. This demographic typically earns 200,000-500,000 CFA monthly and seeks one to two-bedroom units with contemporary finishes, reliable utilities, and parking facilities. They favor areas with easy access to offices and entertainment venues.
Expatriate families and diplomats require large, secure properties in premium neighborhoods like Bastos and Mont Fébé. They prioritize safety, international school access, and compound-style living with gardens and recreational facilities. Monthly budgets often exceed 800,000 CFA for suitable family accommodations.
Local families seek moderate-budget homes balancing affordability with quality amenities. They prefer two to three-bedroom properties in established neighborhoods with good infrastructure, typically budgeting 100,000-300,000 CFA monthly for quality housing near schools and markets.
Each segment shows strong preference for properties with backup power systems, secure parking, and reliable water supply, reflecting Yaoundé's infrastructure challenges and the importance of consistent utilities in rental decisions.
What are the current vacancy rates across property types and neighborhoods?
Vacancy rates in Yaoundé vary significantly by property type and location, reflecting demand patterns and market dynamics as of September 2025.
Overall residential occupancy stands at approximately 55%, indicating a relatively tight rental market with substantial demand. This figure reflects the ongoing housing deficit in Yaoundé's growing urban population.
Premium neighborhoods like Bastos, Etoudi, and Mont Fébé maintain vacancy rates below 10% due to consistent expat and diplomatic demand. These areas benefit from limited supply and stable tenant profiles with long-term lease preferences.
Grade A commercial offices show vacancy rates of 15-18%, reflecting the evolving business landscape and increasing demand for flexible workspace solutions. Modern office buildings with amenities maintain lower vacancy rates than older commercial properties.
Short-term rental properties face higher effective vacancy rates, with median Airbnb occupancy at 25-28%. Top-performing properties achieve 64% occupancy, while poorly managed or located units may struggle with less than 20% occupancy rates.
Student housing areas maintain consistently low vacancy rates during academic periods, typically below 15% from September through June. However, summer months may see temporary increases as students return home or seek alternative accommodations.
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What rental yields can investors expect across different property categories?
Rental yields in Yaoundé's property market offer attractive returns across multiple categories, making the city competitive with major African investment destinations.
Residential properties generate average yields of 7.5-9% annually, placing Yaoundé on par with established markets like Johannesburg and Cape Town. Student-focused properties in areas like Obili can achieve yields approaching 9% due to consistent demand and lower property acquisition costs.
Commercial office properties historically deliver yields around 10% for Grade A buildings, though this varies with lease terms and tenant quality. Properties leased to international companies or government agencies typically offer more stable returns despite slightly lower yields.
Short-term rental yields show greater variation, with top-performing properties potentially reaching 10-12% gross annual returns. However, median properties often underperform due to occupancy challenges and higher operating costs. Net yields after expenses typically range from 6-8% for well-managed properties.
Luxury residential properties in premium areas like Bastos and Mont Fébé typically yield 7-8% annually, offering stability and capital appreciation potential rather than maximum current returns. These properties appeal to investors seeking balanced risk-return profiles.
Mixed-use developments combining residential and commercial elements can achieve blended yields of 8-10%, benefiting from diversified income streams and reduced vacancy risks. Such properties represent emerging opportunities in Yaoundé's developing urban landscape.
How have rents and yields changed over the past five years versus the past year?
Yaoundé's rental market has experienced steady growth over the medium term with recent acceleration in key segments.
Rental prices have increased 3-7% annually from 2020-2025, driven by urbanization pressures and limited new supply relative to demand growth. This consistent appreciation has maintained strong investment fundamentals while keeping properties accessible to local renters.
Rental yields have remained stable in the 7.5-9% range throughout this period, indicating that property values and rents have risen proportionally. Some hot markets, particularly student housing areas like Obili, have seen yields approach the upper end of this range due to concentrated demand.
Price per square meter has risen significantly, driven by supply constraints and continued urbanization. Central areas have experienced the most dramatic increases, while peripheral areas offer better value for investors seeking higher yield opportunities.
Utility costs stabilized between 2023-2025 after several years of increases, improving net rental yields and making property ownership more predictable for investors. This stabilization has particularly benefited landlords in areas where utilities are included in rental agreements.
Commercial rental yields have remained steady around 10%, though demand patterns have shifted toward flexible workspace solutions and modern amenities. Properties adapting to these trends maintain stronger occupancy rates and rental growth potential.
What are the smartest rental investment choices in Yaoundé for 2025-2035?
The most promising rental investment opportunities in Yaoundé focus on specific property types and locations aligned with demographic and economic trends.
| Investment Strategy | Target Yield | Risk Level | Investment Horizon |
|---|---|---|---|
| Student Housing (Obili, Ngoa-Ekélé) | 8-9% | Low | 5-10 years |
| Mid-range Apartments (Nlongkak, Melen) | 7.5-8.5% | Medium | 3-7 years |
| Luxury Properties (Bastos, Mont Fébé) | 7-8% | Low | 10+ years |
| Short-term Rentals (City Center) | 8-12% | High | 2-5 years |
| Commercial Mixed-use | 8-10% | Medium | 7-15 years |
Student housing represents the most reliable investment opportunity, with continuous demand from Yaoundé's growing university population. These properties offer predictable returns, low vacancy rates, and minimal management requirements while serving essential housing needs.
Mid-range apartments in emerging districts like Nlongkak and Melen balance yield potential with capital growth prospects. These areas benefit from infrastructure development and growing middle-class demand, offering investors exposure to Yaoundé's urban expansion.
Short-term rentals in strategic locations can generate superior returns for investors willing to manage higher operational complexity. The light regulatory environment and growing tourism sector support this strategy, though success requires local market knowledge and active management.
Investment forecasts suggest annual price growth of 3-7% through 2026, with cumulative growth of 15-30% by 2030 as infrastructure development and supply constraints continue. Rental yields should remain stable at 8-9% due to sustained demand growth.
Compared to other African capitals, Yaoundé offers rental yields comparable to Johannesburg and Cape Town while exceeding markets like Dakar. The city's reliable legal framework, moderate taxes, and resilient demand patterns make it an attractive regional investment destination with strong long-term fundamentals.
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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 rental market offers exceptional opportunities for investors seeking stable returns and capital growth in Central Africa's most dynamic property market.
With yields averaging 7.5-9% annually and steady rental growth of 3-7% per year, Yaoundé positions itself as a leading regional investment destination with strong fundamentals and diverse opportunities across residential, commercial, and short-term rental segments.
Sources
- Rentberry - Yaoundé Apartments
- Numbeo - Property Investment Yaoundé
- TheAfricanvestor - Yaoundé Price Forecasts
- CozyCozy - Yaoundé Villa Rentals
- CBRE - Africa Report 2025
- AirROI - Yaoundé Report
- TheAfricanvestor - Yaoundé Real Estate Trends
- TheAfricanvestor - Cameroon Price Forecasts
- Business in Cameroon - Real Estate Fees
- TheAfricanvestor - Moving to Cameroon