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Everything you need to know before buying real estate is included in our Cameroon Property Pack
Cameroon's rental market offers some of the strongest yields in Africa, with city-center apartments in Douala delivering 10.3% gross returns as of September 2025.
Property investors are finding solid opportunities across major cities, from high-yielding apartments in economic hubs to affordable housing near universities and industrial zones that benefit from steady rental demand.
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 African cities with 10.3% rental yields, while Yaoundé apartments can reach 8.8% returns. Property purchase costs include 15-20% in fees and taxes, with city-center apartments averaging $1,851 per sqm.
Short-term rentals show higher income potential but require active management, while long-term rentals provide steadier cash flow with 6-10% typical yields across urban areas.
| City | Property Type | Gross Rental Yield |
|---|---|---|
| Douala | City Center Apartments | 10.3% |
| Yaoundé | Apartments | 6.1-8.8% |
| Other Urban Areas | Mixed Properties | 6-9% |
| University Towns | Student Housing | 7-9% |
| Industrial Zones | Worker Housing | 6.5-8.5% |
| Short-term Rentals | Tourist Areas | 8-12% (higher variance) |
How much do properties typically cost in Cameroon today, including purchase price and fees?
Property prices in Cameroon's major cities have reached substantial levels as of September 2025, with significant regional variations between city centers and outlying areas.
City-center apartments in Douala and Yaoundé average $1,851 per square meter (1,100,000 XAF/sqm), while properties outside these central areas cost around $694 per square meter (412,000 XAF/sqm). For perspective, an 80-square-meter apartment in a city center will cost approximately $148,080 (88 million XAF).
Beyond the purchase price, buyers face substantial additional costs that significantly impact total investment. Land survey and transfer fees have been updated for 2025, now requiring CFA50,000 per hectare plus CFA7,000 per 100 square meters in urban areas. These survey costs represent a notable increase from previous years and add considerable expense for property buyers.
Total acquisition expenses including notary fees, taxes, survey costs, and registration reach 15-20% of the property's value. This means a $150,000 property will require an additional $22,500 to $30,000 in various fees and taxes.
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What are the average rental prices for different property types and surfaces?
Rental prices in Cameroon vary significantly based on location, property type, and size, with the highest rates concentrated in major economic centers.
In Douala and Yaoundé, one-bedroom apartments in city centers command 456,188 XAF per month, while similar properties outside central areas rent for 287,722 XAF monthly. Three-bedroom houses in urban areas typically rent for around 125,000 XAF per month.
Across all major Cameroonian cities, one-bedroom apartments average approximately $534 per month (around 317,000 XAF), though this figure encompasses both premium and standard locations. The rental market shows strong demand for well-located properties with modern amenities.
Commercial spaces and larger residential properties command higher absolute rents, though their yields per square meter may vary depending on specific location and tenant quality. Properties near universities, industrial zones, and transportation hubs typically achieve premium rental rates due to consistent demand.
How do rental yields break down across major cities and neighborhoods?
Rental yields in Cameroon show remarkable variation by city and property type, with Douala leading African markets in gross returns as of September 2025.
| City | Gross Rental Yield | Best Performing Areas |
|---|---|---|
| Douala | 10.3% | City center apartments |
| Yaoundé | 6.1-8.8% | Central apartments up to 8.8% |
| Buea | 7-9% | University area housing |
| Bamenda | 6.5-8% | Student and family housing |
| Limbe | 6-7.5% | Port area properties |
| Other Urban Centers | 6-9% | Mixed residential |
What is the typical rental yield by property type, like apartments, houses, or commercial spaces?
Property type significantly influences rental yields in Cameroon, with apartments in major city centers delivering the strongest returns.
Apartments in city centers achieve the highest yields, particularly in Douala where they reach 10.3% gross returns. Yaoundé apartments can deliver up to 8.8% yields, making them attractive for investors seeking strong cash flow. These properties benefit from high demand from young professionals and expatriate workers.
Houses in family-oriented and student areas typically generate 6-9% yields, depending on location and property condition. Single-family homes near universities in cities like Buea, Bamenda, and Dschang often achieve yields toward the higher end of this range due to consistent student demand.
Commercial properties show variable yields depending on tenant quality and location, generally falling within the 6-9% range. Properties in industrial zones and near major transportation hubs tend to achieve more stable returns due to business tenant requirements.
Mixed-use properties that combine residential and commercial spaces can offer diversified income streams, though they require more active management and typically yield 7-8% across urban markets.
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What extra costs do owners face, such as taxes, maintenance, and management fees?
Property ownership in Cameroon involves several ongoing costs that significantly impact net rental yields and require careful budgeting.
Annual property tax typically ranges from 0.4% to 1% of the property's assessed value, varying by municipality and property type. This tax burden is relatively moderate compared to some international markets but must be factored into yield calculations.
Maintenance, utilities, and general property management costs add 8-12% annually to operating expenses. These costs include regular repairs, utilities when vacant, cleaning, and basic upkeep necessary to maintain rental standards and property value.
Professional property management services charge 8-12% of gross rental income for long-term rentals, while short-term rental management can cost 10-20% due to higher service requirements. Many investors choose professional management to handle tenant relations, maintenance coordination, and rent collection.
Insurance, security, and other miscellaneous costs can add another 2-4% annually, particularly for properties in urban areas where security services may be necessary to attract quality tenants.
How does taking a mortgage affect the net rental yield compared with buying cash?
Mortgage financing significantly impacts net rental yields in Cameroon due to relatively high interest rates in the local banking market.
Current mortgage interest rates average around 13% annually, which substantially reduces net returns for leveraged property investments. This high cost of borrowing makes cash purchases significantly more attractive from a yield perspective.
For example, a property delivering 8% gross rental yield when purchased with cash might only generate 4.5-5.5% net yield after mortgage interest payments. The leverage effect that typically benefits property investors in lower interest rate markets becomes a significant drag on returns in Cameroon.
Additional mortgage-related costs include loan origination fees, mandatory insurance, and extended legal processes that can add 2-3% to total acquisition costs. These upfront expenses further reduce the effective yield for leveraged investments.
Cash purchases eliminate interest expenses and provide immediate positive cash flow, making them the preferred strategy for most serious property investors in the Cameroonian market as of September 2025.
What are vacancy rates across different cities and property types?
Vacancy rates in Cameroon vary dramatically between short-term and long-term rental markets, with property type and location being key determinants.
Short-term rentals through platforms like Airbnb show high vacancy rates, with Douala III experiencing 74% vacancy (26% occupancy rate). This high vacancy is typical for short-term rental markets but creates significant income volatility that investors must carefully manage.
Long-term rental markets show much lower vacancy rates, particularly for affordable housing in urban areas where government housing projects help stabilize demand. Well-located apartments and houses near employment centers, universities, and transportation hubs maintain steady occupancy.
Properties near universities in cities like Buea, Bamenda, and Dschang experience seasonal vacancy patterns aligned with academic calendars but generally maintain strong annual occupancy due to consistent student demand.
Commercial properties and mixed-use buildings typically achieve stable occupancy when properly located and maintained, though economic downturns can impact business tenants more severely than residential occupants.
Who are the main renter profiles right now, and what do they usually look for?
Cameroon's rental market serves several distinct tenant categories, each with specific housing preferences and requirements.
1. **Young professionals in city centers** seek modern apartments with reliable utilities, security, and proximity to business districts in Douala and Yaoundé2. **Families** prefer suburban properties with multiple bedrooms, safe neighborhoods, and access to schools and healthcare facilities3. **University students** drive demand in cities like Buea, Bamenda, and Dschang, typically seeking affordable shared housing near campuses4. **Expatriate workers** require furnished properties with international-standard amenities and reliable internet connectivity5. **Government employees** form a stable tenant base seeking mid-range housing with good transportation links to administrative centersTenant preferences consistently include reliable electricity and water supply, secure neighborhoods, modern finishes, and proximity to work or educational institutions. Properties offering these features command premium rents and experience lower vacancy rates.
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's the difference in returns between short-term rentals like Airbnb and long-term rentals?
Short-term and long-term rentals in Cameroon offer distinctly different risk-return profiles, with each strategy suited to different investor preferences and management capabilities.
Short-term rentals show higher gross income potential, with top-performing Yaoundé Airbnb properties earning $1,188+ monthly and Douala III hosts averaging $789 monthly. However, these properties face 74% vacancy rates in Douala III, creating significant income volatility.
Long-term rentals provide steadier cash flow with gross yields typically ranging 6-10% across urban areas. These properties benefit from consistent monthly income, lower management costs, and reduced vacancy risks compared to short-term alternatives.
Operating costs significantly favor long-term rentals, with management fees of 8-12% versus 10-20% for short-term rentals. Additionally, short-term rentals require constant marketing, guest communication, cleaning, and maintenance that substantially increase time and cost requirements.
Net profit comparisons show that short-term rentals may only outperform long-term rentals when occupancy rates are maintained above 50% and management costs are tightly controlled. The higher risk and effort required make long-term rentals more suitable for passive investors.
How have rents and yields changed compared with 5 years ago and compared with last year?
Cameroon's rental market has shown consistent growth over both short-term and medium-term timeframes, reflecting underlying economic and demographic trends.
Over the five-year period from 2020 to 2025, property prices have increased 3-7% annually in major cities, while rental yields have remained stable or slightly increased within the 6-10% range. This stability indicates a balanced market where rent growth has kept pace with property price appreciation.
In the most recent year (2024 to 2025), rents and yields have increased 2.8-7% annually, with urban areas experiencing the most pronounced growth. This acceleration reflects increased urbanization, growing middle-class demand, and infrastructure improvements in major cities.
Rural areas have lagged behind urban markets in yield performance, though affordable housing demand continues surging due to population growth and economic development. This trend suggests continued urban market strength relative to rural investments.
Inflation has impacted building and management costs, but the rental market has remained robust due to sustained population growth and urbanization trends that continue supporting rental demand across major Cameroonian cities.
What are the smartest investment choices in Cameroon as of today?
Current market conditions in Cameroon favor several specific investment strategies that offer optimal risk-adjusted returns for property investors.
City-center apartments in Douala represent the highest-yield opportunity, delivering 10.3% gross returns with strong liquidity due to consistent demand from professionals and expatriate workers. Yaoundé apartments achieving up to 8.8% yields offer similar benefits with slightly lower returns but potentially greater stability.
Affordable housing near new industrial zones in cities like Kumba, Ebolowa, Garoua, and Limbe provides defensible yields due to worker housing demand. These properties benefit from government infrastructure investments and expanding economic activity.
University-area properties in Buea, Bamenda, and Dschang offer consistent rental demand from the student population, with yields typically ranging 7-9%. These investments provide steady cash flow with predictable seasonal patterns.
Professionally managed short-term rentals near transit hubs and tourism hot spots can deliver superior returns for investors willing to actively manage properties and navigate local regulations. However, this strategy requires significant time investment and local market expertise.
It's something we develop in our Cameroon property pack.
How does rental yield in Cameroon compare with other big African cities with similar markets?
Cameroon's rental yields rank among the strongest in Africa, with Douala achieving third-place performance among major continental markets as of September 2025.
| City | Country | Gross Rental Yield (%) |
|---|---|---|
| Port Elizabeth | South Africa | 15.9% |
| Durban | South Africa | 11.1% |
| Douala | Cameroon | 10.3% |
| Johannesburg | South Africa | 9.7% |
| Nairobi | Kenya | 8.6% |
| Yaoundé | Cameroon | 6.1-8.8% |
This ranking demonstrates that Cameroon offers competitive returns compared to established African property markets, outperforming major cities like Nairobi and Johannesburg while approaching the performance of leading South African markets.
Similar investor dynamics across these markets include rapid urbanization, economic growth, emerging short-term rental sectors, and infrastructure development challenges. However, Cameroon benefits from lower property entry costs and less market saturation compared to more established markets.
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 property market offers exceptional rental yields that rank among Africa's best, with Douala delivering 10.3% returns and strong fundamentals supporting continued growth.
Success requires careful attention to acquisition costs, property management, and location selection, with city-center apartments and university-area housing providing the most reliable returns for investors in 2025.
Sources
- TheAfricanVestor - Cameroon Price Forecasts
- Cameroon Online - New Finance Law Land Survey Fees
- Business in Cameroon - Finance Law Survey Fees
- Halle Law - Foreign Property Investment Guide
- Simtrade - Cameroonian Real Estate Market
- TheAfricanVestor - Real Estate Forecasts
- Global Property Guide - Cameroon Rent
- Business Insider Africa - Best African Cities for Landlords
- Global Property Guide - Cameroon Rent Yields
- Radarr Africa - Short vs Long Term Rentals