Authored by the expert who managed and guided the team behind the Cameroon Property Pack
Everything you need to know before buying real estate is included in our Cameroon Property Pack
Yaoundé's rental market offers yields ranging from 5% to 12%, with the highest returns concentrated in student housing near universities and modern apartments in central neighborhoods. As of September 2025, the city's diverse rental landscape attracts students, expats, young professionals, and families, creating stable demand across different property types and price points.
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.
Rental yields in Yaoundé vary significantly by neighborhood and property type, with student housing near universities offering the highest returns at 8-12% annually.
The city's stable political environment and growing urban population support consistent rental demand, making it an attractive market for both local and international investors.
| Property Type | Average Yield | Best Neighborhoods |
|---|---|---|
| Student Housing | 8-12% | Obili, University Areas |
| Modern Apartments | 6-9% | Bastos, Golf, Dragage |
| Studios | 7-11% | Central Areas, Near Campus |
| Luxury Villas | 5-7% | Bastos, Etoudi |
| Commercial/Mixed-Use | 7-10% | Dragage, Central Business |
| Mid-Range Family Homes | 5-8% | Elig Essono, Mimboman |
| Short-Term Rentals | Variable | Bastos, Golf, Central |
What are the different neighborhoods in Yaoundé and how do rental yields vary between them?
Yaoundé's rental yields vary dramatically across neighborhoods, with student-focused areas offering the highest returns and luxury districts prioritizing capital appreciation over immediate income.
Bastos stands out as the premium diplomatic quarter where luxury villas and high-end apartments generate yields of 5-7%. While these returns appear modest, Bastos properties deliver the strongest capital appreciation in the city, making them ideal for long-term wealth building. Golf represents a rapidly developing area with mixed housing options where rental yields are expected to rise as infrastructure improves.
Dragage offers excellent investment opportunities with its central location and vibrant commercial activity. Both residential apartments and mixed-use properties in this neighborhood achieve strong rental demand, while Omnisport and Mimboman on the outskirts attract entry-level investors with lower purchase prices and growing rental markets.
Obili dominates the high-yield segment due to its proximity to University of Yaoundé I. Student housing in this neighborhood consistently achieves 8-12% annual yields with near-full occupancy during academic periods. Elig Essono provides stable returns in a tranquil setting that appeals to families and expats seeking long-term rentals.
It's something we develop in our Cameroon property pack.
How do yields differ depending on the type of property, like apartments, houses, or studios?
Property type significantly impacts rental yields in Yaoundé, with smaller units typically generating higher percentage returns due to strong demand from students and young professionals.
| Property Type | Yield Range | Target Tenants |
|---|---|---|
| Student Housing | 8-12% | University students |
| Studios | 7-11% | Students, singles, young professionals |
| Modern Apartments | 6-9% | Professionals, small families |
| Commercial/Mixed-Use | 7-10% | Businesses, live-work arrangements |
| Mid-Range Family Homes | 5-8% | Families, long-term residents |
| Luxury Villas | 5-7% | Diplomats, executives, wealthy families |
What impact does the size or surface area of a property have on rental returns?
Property size inversely correlates with rental yield percentages in Yaoundé, where smaller units generate higher returns per square meter invested.
Studios and one-bedroom apartments offer the highest yield percentages because they require lower capital investment while commanding strong rental demand from students and young professionals. These smaller units are easier to rent quickly and appeal to the largest segment of Yaoundé's rental market.
Larger apartments and houses deliver lower percentage yields but provide several advantages for investors. They attract stable, long-term tenants such as families and expatriate workers who typically sign longer leases and take better care of properties. These properties also experience lower vacancy rates and stronger capital appreciation, particularly in upscale neighborhoods like Bastos and Elig Essono.
The sweet spot for many investors appears to be 60-80 square meter apartments, which balance yield potential with tenant stability. These properties can achieve 6-8% yields while attracting both young professionals and small families, providing flexibility in tenant selection.
What is the average purchase price of properties including all fees, taxes, and closing costs?
Property purchase prices in Yaoundé range from 30 million CFA for a basic one-bedroom apartment to over 100 million CFA for luxury villas, with closing costs adding 4-7% to the total investment.
A typical one-bedroom apartment in the city center costs approximately 30 million CFA (around US$49,000) for a 60 square meter unit, translating to roughly 46,451 CFA per square foot. Three-bedroom apartments in central locations command significantly higher prices, often exceeding 60 million CFA depending on building quality and exact location.
Luxury villas in prime neighborhoods like Bastos average 100 million CFA (approximately US$163,000) for a 150 square meter property. These premium properties include superior finishes, security features, and often come with gardens or additional amenities that justify the higher price points.
Closing costs typically include notary fees, registration taxes, and legal expenses that add 4-7% to the base purchase price. Investors should budget an additional 2-4 million CFA for a typical apartment purchase to cover these essential expenses and ensure proper legal transfer of ownership.
Don't lose money on your property in Yaoundé
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
How do mortgage rates and financing options affect the profitability of an investment property?
Current mortgage rates in Yaoundé hover around 6% as of mid-2025, creating favorable conditions for leveraged real estate investments when rental yields exceed borrowing costs.
Local banks typically require 20-30% down payments for investment properties, with shorter loan terms compared to developed markets. The 6% interest rate environment allows investors to achieve positive cash flow on properties yielding 7% or higher, particularly in the student housing and modern apartment segments.
Leverage amplifies returns when properly managed, but investors must account for additional costs including insurance, property management, and maintenance. Properties in high-yield neighborhoods like Obili can easily support mortgage payments while generating positive cash flow, making financing an attractive option for expanding investment portfolios.
However, financing carries risks in neighborhoods with lower appreciation potential or higher vacancy rates. Investors should focus on properties with proven rental demand and stable tenant profiles when using leverage to ensure consistent cash flow coverage of debt service obligations.
What are the average rental prices today for different property types and sizes?
Rental prices in Yaoundé reflect the city's diverse market segments, with central locations commanding premium rates and university areas optimized for student budgets.
One-bedroom apartments in city center locations rent for approximately 85,000 CFA per month (around US$140), while similar units outside the center command 67,500 CFA monthly. Three-bedroom apartments in central areas reach 500,000 CFA per month, reflecting strong demand from expatriate families and local professionals.
Studios range from 45,000 to 60,000 CFA monthly depending on location and condition, with the highest rates in areas near universities and business districts. Luxury villas span a wide range from 300,000 to 1,100,000 CFA monthly, with the premium prices reserved for properties in Bastos with extensive security and amenities.
These rental rates have remained stable throughout 2025, with modest annual increases of 3-7% supporting consistent yields for property investors. The rental market benefits from steady demand across all price segments, reducing volatility and supporting predictable income streams.
It's something we develop in our Cameroon property pack.
How do yields break down between short-term rentals like Airbnb and long-term leases?
Short-term rentals in Yaoundé can outperform long-term leases for well-managed properties in prime locations, but require significantly more hands-on management and carry higher operational costs.
The best-performing Airbnb properties generate up to $1,188 monthly revenue, with top units achieving occupancy rates exceeding 64% and nightly rates around $100. However, the median occupancy rate sits at just 25% with average monthly revenue of $352, highlighting the importance of location and property management quality.
Long-term rentals offer more predictable returns with average yields of 7.5-9% and minimal vacancy risk once tenants are established. These investments require less day-to-day management and avoid the operational complexities of guest turnover, cleaning, and marketing that short-term rentals demand.
Short-term rentals work best in Bastos, central business areas, and near universities where business travelers and visiting academics create consistent demand. Properties targeting this market need superior furnishing, reliable internet, and professional management to achieve optimal occupancy rates and guest satisfaction.
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 profiles of renters are most common in Yaoundé, and how do they influence demand and pricing?
Yaoundé's rental market serves four distinct tenant segments that each drive demand in specific neighborhoods and property types, creating diverse investment opportunities across the city.
Students represent the most concentrated rental segment, dominating areas near University of Yaoundé I and other educational institutions. This demographic seeks affordable studios and shared accommodations, maintaining high occupancy rates during academic periods but creating potential vacancy during summer breaks.
Expatriates and diplomatic personnel concentrate in Bastos and other upscale neighborhoods, driving demand for luxury properties with security features and international-standard amenities. These tenants typically sign longer leases and pay premium rents, making them highly desirable for investors in the luxury segment.
Young professionals increasingly prefer modern apartments in central districts like Santa Barbara and Golf, where they can access business areas while enjoying contemporary living spaces. This growing demographic supports steady rental growth in mid-tier properties with good connectivity and amenities.
Families seek stability in established neighborhoods like Elig Essono, prioritizing schools, safety, and community amenities over proximity to nightlife or universities. These tenants provide the most stable rental income with longer lease terms and lower turnover rates.
What are the average vacancy rates in different areas and for different types of rentals?
Vacancy rates in Yaoundé vary significantly by location and property type, with university areas maintaining the lowest vacancy and luxury properties experiencing higher turnover.
1. **University areas (Obili)**: Less than 5% vacancy during academic year2. **City center apartments**: 5-10% average vacancy with 90-95% occupancy3. **Top short-term rentals**: Over 64% occupancy for best-managed properties4. **Median short-term rentals**: 25% occupancy for average properties5. **Luxury villas outside core districts**: 15-25% vacancy due to limited tenant poolThe student housing market provides the most reliable occupancy, though investors must plan for potential summer vacancy periods when students return home. City center apartments maintain strong occupancy year-round due to diverse tenant demand from professionals, small families, and young workers.
Short-term rental occupancy varies dramatically based on property quality, location, and management effectiveness. The top 10% of properties achieve occupancy rates that rival long-term rentals, while poorly managed or located properties struggle with low utilization.
How have rents and yields changed over the past 5 years and over the past 12 months?
Yaoundé's rental market has demonstrated remarkable stability over the past five years, with annual rent growth of 3-7% supporting consistent yields without major market disruptions.
Since 2020, both rental rates and property values have grown steadily at 3-7% annually, maintaining yield stability as purchase prices and rental income have increased proportionally. This balanced growth reflects sustained demand meeting controlled supply expansion, avoiding the boom-bust cycles seen in some emerging markets.
Government development projects have supported growth in emerging neighborhoods while maintaining adequate rental supply in established areas. The absence of major economic shocks or policy changes has allowed the market to develop organically without artificial price distortions.
Over the past 12 months, rental rates have continued this steady growth pattern with no significant fluctuations. The political stability and consistent urban development policies have created a predictable investment environment that attracts both local and international investors seeking reliable returns.
What are the current smartest choices for an investor looking to maximize yield today?
As of September 2025, the highest-yielding investment opportunities in Yaoundé center on student housing, central apartments, and well-managed short-term rentals in premium locations.
Student housing in Obili and surrounding university areas offers the strongest yields at 8-12% annually with minimal vacancy risk during academic periods. These properties require lower initial investment and generate consistent cash flow, making them ideal for investors prioritizing immediate returns over long-term appreciation.
Mid-tier apartments in Golf and Dragage provide excellent balance between yield and stability, offering 6-8% returns with steady tenant demand from young professionals and small families. These properties benefit from ongoing infrastructure development while maintaining accessible price points for a broad tenant base.
For investors willing to actively manage properties, short-term rentals in Bastos and central areas can exceed traditional rental yields when properly executed. Success requires investment in quality furnishing, professional management, and marketing to achieve the 64%+ occupancy rates that top performers maintain.
Commercial and mixed-use developments offer diversified income streams with yields of 7-10%, though they require larger initial investments and more sophisticated management approaches than pure residential properties.
It's something we develop in our Cameroon property pack.
How do rental yields in Yaoundé compare with other similar large cities in Africa or beyond, and what is the forecast for the next 1 year, 5 years, and 10 years?
Yaoundé's average rental yields of 7.5-9% position the city competitively within the African real estate market, with strong long-term prospects supported by urbanization and educational sector growth.
Compared to other major African cities, Yaoundé offers yields slightly above Nairobi, Accra, and Dakar, which typically range from 5-8%. The city's yields align closely with Douala and other Central African metropolitan areas, while offering greater political stability than some regional alternatives.
The one-year outlook through September 2026 suggests continued yield stability with potential slight increases in emerging neighborhoods and university-adjacent districts. Government infrastructure investments and steady population growth support rental demand without oversupply concerns.
Five-year projections indicate moderate yield growth driven by continued urbanization and expansion of higher education facilities. The student housing segment may see particular strength as university enrollment grows and new educational institutions establish operations in the city.
The ten-year forecast remains positive with stable to moderate growth expected through 2035. Yaoundé's position as Cameroon's political and educational center provides fundamental support for rental demand, while planned infrastructure development should enhance property values and rental attractiveness across multiple neighborhoods.
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 diverse opportunities for property investors, with student housing delivering the highest yields and luxury properties providing strong capital appreciation potential.
The city's stable political environment, growing urban population, and expanding educational sector create favorable conditions for long-term real estate investment success.
Sources
- Eres Homes - Most Sought-After Neighborhoods in Yaoundé
- TheAfricanvestor - Yaoundé Price Forecasts
- TheAfricanvestor - Yaoundé Property Market
- Numbeo - Property Investment in Yaoundé
- Société Générale Cameroon - Customer Rates
- Global Property Guide - Cameroon Rent
- AirROI - Yaoundé Report
- TheAfricanvestor - Cameroon Real Estate Forecasts
- Global Property Guide - Cameroon Rent Yields
- Knight Frank - Africa Report 2024-25