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 property market offers some of Africa's most attractive yields, with gross returns ranging from 10% to 13% across different property types and neighborhoods. The city's status as Cameroon's economic hub, combined with persistent housing demand from young professionals and expatriates, creates strong investment opportunities for both local and international investors.
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Douala's rental yields average 10-13% gross returns, with city center apartments delivering 10.3% yields and suburban properties reaching 13.2%.
Prime neighborhoods like Bonapriso attract high-end tenants while emerging areas like Bonamoussadi offer strong growth potential for investors.
| Property Type | Average Gross Yield | Best Locations |
|---|---|---|
| 1-2 Bedroom Apartments | 10.3% - 13.2% | Akwa, Bonamoussadi, City Center |
| 3+ Bedroom Apartments | 9% - 12% | Bonapriso, Makepe, Suburbs |
| Houses | 7% - 13% | Suburban zones, Emerging areas |
| Commercial Properties | 8% - 15% | Akwa CBD, Central business district |
| Short-term Rentals | 12% - 18% | City center, Tourist areas |
| Long-term Rentals | 10% - 13% | All prime neighborhoods |
What are the typical property types available in Douala and how do their yields differ?
Douala's rental market offers four main property categories, each delivering distinct yield profiles based on location and tenant demand.
Apartments represent the most common investment choice, particularly in secure residential complexes. City center apartments generate average gross rental yields of 10.3%, while suburban apartments can reach 13.2%. These properties attract consistent demand from young professionals and expatriate workers.
Houses remain less prevalent in prime neighborhoods but offer strong opportunities in suburban zones. Residential houses typically deliver yields ranging from 7% to 13% annually, depending on their location and proximity to business districts.
Commercial properties present higher yield potential, especially in central business districts like Akwa, but require significantly more capital investment and carry greater vacancy risks. These properties can generate yields between 8% and 15% for well-positioned spaces.
Land investments focus on appreciation rather than immediate rental income, particularly in developing neighborhoods with strong growth potential.
Which neighborhoods in Douala offer the strongest rental demand and the best yields?
Five key neighborhoods dominate Douala's rental investment landscape, each offering unique advantages for property investors.
Bonapriso stands out as the premium district, attracting diplomatic staff and international expatriates. This high-end neighborhood experiences the fastest price appreciation and maintains strong rental demand from tenants willing to pay premium rates for luxury accommodations.
Akwa serves as the central business district with vibrant commercial activity. Young professionals and entrepreneurs drive consistent rental demand in this area, making it ideal for apartment investments targeting working professionals.
Bonamoussadi has emerged as a rapidly gentrifying hotspot, frequently chosen by young professionals seeking modern living spaces. This neighborhood offers high yields combined with strong capital appreciation potential.
Makepe attracts families seeking eco-residential environments, providing solid demand growth for larger rental properties and family-oriented accommodations.
Emerging areas including Logpom, Bonanjo, Kotto, and Ndokoti show increasing demand coupled with improving infrastructure, offering good value opportunities for investment properties.
How does rental yield vary depending on the surface area of the property?
Property size significantly impacts rental yields in Douala, with smaller units typically generating higher percentage returns.
One and two-bedroom apartments deliver the highest rental yields due to their lower total purchase prices and sustained demand from singles and couples. City center one-bedroom units command high monthly rents while maintaining strong occupancy rates throughout the year.
Larger apartments (three bedrooms or more) often produce slightly lower yields as a percentage of investment, but can perform exceptionally well in suburban locations where families seek spacious accommodations. These properties often attract longer-term tenants, reducing turnover costs.
Studio apartments, while offering the lowest absolute rental income, can achieve the highest yields per square meter invested, particularly in prime locations near business districts.
Properties exceeding 150 square meters typically target specific market segments such as expatriate families or group accommodations, which can justify premium rents but require more selective tenant screening.
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What is the average purchase price of different property types, including all fees and taxes?
| Property Type | City Center Price (per m²) | Suburbs Price (per m²) | Total Investment (USD) |
|---|---|---|---|
| 1-bedroom Apartment | $1,890 | $920 | $42,000 - $45,000 |
| 3-bedroom Apartment | $1,890 | $920 | $83,000 - $89,000 |
| Townhouse (150 m²) | N/A | Variable | $250,000 - $268,000 |
| Prime Land (per m²) | N/A | N/A | $150 - $180 |
| Commercial Space | $2,200+ | $1,200+ | Varies significantly |
Additional costs including legal fees, notary charges, registration expenses, and survey fees typically add 5% to 8% to the base purchase price. As of September 2025, survey fees increased to 50,000 CFA francs per hectare in urban zones, representing a significant cost consideration for larger properties.
What are the ongoing ownership costs such as property taxes, maintenance, and management fees?
Property ownership in Douala involves several recurring costs that impact net rental yields.
Property tax represents 0.1% of the assessed property value annually, making it one of the lowest tax burdens in Africa for real estate investors. This minimal tax rate helps preserve rental yield margins.
Maintenance costs typically range from 1% to 2% of the property value per year, depending on the age and condition of the building. Newer properties in secure complexes often require lower maintenance expenditures.
Professional property management fees range from 8% to 12% of gross rental income for full-service management, including tenant screening, rent collection, and maintenance coordination.
A new garbage collection special excise of 1% applies to all properties as of 2025, funding municipal waste removal services throughout Douala.
Insurance costs, utility connections, and building security fees (for apartment complexes) add additional annual expenses that investors should budget when calculating net returns.
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How does mortgage financing affect the net rental yield for an investor in Douala?
Mortgage financing significantly impacts investment returns in Douala's property market due to high interest rates for foreign investors.
Non-resident investors face mortgage interest rates exceeding 19%, which dramatically reduces net rental yields and often makes cash purchases more attractive. These high rates can transform a 10% gross yield into a 3% to 6% net return after accounting for loan costs.
Local buyers access more favorable financing with interest rates closer to 5%, making leveraged investments more viable for Cameroonian nationals and long-term residents.
Even with lower interest rates, loan origination fees, insurance requirements, and ongoing servicing costs reduce the effective yield below gross rental return figures.
Cash purchases eliminate financing costs entirely, allowing investors to capture the full benefit of Douala's attractive gross yields while maintaining maximum flexibility for property management decisions.
Many successful investors choose hybrid approaches, using local financing for a portion of the purchase price while providing substantial cash down payments to minimize interest expense impact.
What are the typical rental prices today for apartments, houses, and commercial spaces?
| Property Type | City Center (Monthly CFA) | Suburbs (Monthly CFA) | USD Equivalent |
|---|---|---|---|
| 1-bedroom Apartment | 517,564 | 333,200 | $746 |
| 3-bedroom Apartment | 1,089,632 | 632,353 | $1,743 |
| Studio Apartment | 350,000 | 220,000 | $500 |
| House (3-bedroom) | 1,400,000 | 900,000 | $2,000 |
| Commercial Space (per m²) | 8,000 | 5,000 | $11 |
Commercial rental rates vary significantly based on location, with prime Akwa business district spaces commanding premium rates compared to secondary commercial areas.
What kind of tenant profiles are most common in Douala, and how do they influence demand?
Douala's rental market serves four distinct tenant categories, each driving demand in specific neighborhoods and property types.
Young professionals represent the largest tenant segment, driving growth in Bonamoussadi, Akwa, Makepe, and other emerging areas. These tenants typically seek modern one to two-bedroom apartments with good transport links to business districts.
Expatriates and diplomatic staff maintain strong presence in Bonapriso and Bonanjo, seeking high-specification, secure apartments with international-standard amenities. This segment pays premium rents for quality accommodations.
Local families prefer suburban properties or larger apartments in developing districts, often requiring three or more bedrooms with outdoor space and family-friendly neighborhood amenities.
Short-term visitors including business travelers and tourists show strong demand for furnished one to two-bedroom apartments, with many guests arriving as couples or solo travelers seeking temporary accommodations.
Each tenant profile influences neighborhood development patterns, with areas adapting their housing stock and amenities to attract their target demographics.
What are the current vacancy rates by property type and area?
Douala maintains exceptionally low vacancy rates across most property types and neighborhoods, reflecting strong underlying demand for quality rental accommodations.
Overall vacancy rates average below 5% in desirable neighborhoods, with quality apartments in prime locations rarely remaining vacant for more than a few days after listing.
Premium neighborhoods like Bonapriso and Akwa experience virtually zero vacancy for well-maintained properties, as demand from expatriates and professionals consistently exceeds available supply.
Short-term rental properties show strong performance metrics, with top-performing Airbnb listings in Douala V achieving occupancy rates above 60% throughout the year.
Emerging neighborhoods including Bonamoussadi report slightly higher vacancy rates during tenant transition periods, but these rarely exceed 8% annually for properly marketed properties.
Commercial properties face more variable vacancy rates depending on economic conditions, but prime business district locations maintain occupancy rates above 85% for quality office and retail spaces.
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How do short-term rental yields compare with long-term rental yields, and what are the pros and cons of each?
Short-term and long-term rental strategies offer distinct yield profiles and operational requirements in Douala's market.
Short-term rentals generate higher headline yields, with successful properties achieving occupancy rates of 60% or higher and premium daily rates. Top-performing listings can deliver gross yields ranging from 12% to 18% annually.
Long-term rentals provide slightly lower yields averaging 10% to 13%, but offer greater stability and predictable income streams with minimal seasonal fluctuation.
1. **Short-term rental advantages:** - Higher income potential during peak periods - Flexibility to use property personally - Ability to adjust rates based on demand - Opportunity to target premium tourist segments - Quick adaptation to market changes2. **Short-term rental disadvantages:** - Higher maintenance and management burden - Seasonal income variations - Increased competition from hotel sector - Greater marketing and operational costs - Regulatory compliance requirements3. **Long-term rental advantages:** - Reliable monthly income stream - Lower administrative requirements - Reduced turnover and vacancy costs - Stable tenant relationships - Minimal seasonal impact4. **Long-term rental disadvantages:** - Lower income flexibility - Slower rental rate adjustments - Potential tenant default risks - Limited personal use options - Market rate adaptation delaysHow have rental prices and yields evolved over the past five years and the past year?
Douala's rental market has experienced consistent growth over the past five years, with particularly strong performance in emerging neighborhoods.
Annual price growth has averaged 3% to 7% per year for quality properties, significantly outpacing inflation and providing strong capital appreciation alongside rental yields.
Rental yields have climbed substantially from approximately 7% five years ago to current levels of 10% to 13% average gross returns, driven by persistent demand growth and constrained supply.
Neighborhoods like Bonamoussadi experienced notable yield surges during 2023-2025 as young professional demand drove rapid gentrification and rental rate increases.
Vacancy rates remained consistently low throughout the five-year period, indicating robust underlying demand fundamentals across the market.
As of September 2025, the market continues showing strength with steady rent growth and stable occupancy levels, suggesting sustained investor confidence in Douala's property sector.
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What are the forecasts for yields in the next one, five, and ten years, and how do they compare with other similar African cities?
Douala's rental yield outlook remains positive across all time horizons, supported by urbanization trends and economic growth projections.
Short-term forecasts (next 12 months) anticipate continued 3% to 7% annual price appreciation with stable yields, driven by ongoing urbanization and demand outpacing new supply additions.
Medium-term projections (five years) expect yields to rise further as planned infrastructure projects and development initiatives proceed, while supply constraints continue supporting rental rate growth.
Long-term outlook (ten years) suggests yields may stabilize or moderate if policy changes successfully address supply shortages, though Douala should maintain attractive returns relative to comparable African cities.
Comparative analysis shows Douala consistently outperforming Yaoundé, which delivers yields of 4% to 10%, while Douala maintains higher yield ranges. Douala's liquidity and economic profile position it as a leader among comparable Central African urban markets.
Regional competition from cities like Lagos, Accra, and Nairobi suggests Douala's yields remain competitive, particularly considering the city's lower entry costs and stable political environment.
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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.
Douala's rental property market delivers exceptional yields for African real estate, with gross returns consistently exceeding 10% across most property types and neighborhoods.
The combination of strong tenant demand, low vacancy rates, and favorable purchase prices creates an attractive investment environment for both cash buyers and strategic leverage users.
Sources
- The AfricanVestor - Douala Price Forecasts
- Numbeo - Property Investment in Douala
- The AfricanVestor - Douala Property
- The AfricanVestor - Cameroon Price Forecasts
- The AfricanVestor - Cameroon Which Area
- AirROI - Douala V Report
- Business in Cameroon - Survey Fees
- PWC Tax Summaries - Cameroon
- DM Partners - Tax Newsletter
- Numbeo - Douala vs Yaoundé Comparison