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Everything you need to know before buying real estate is included in our Cameroon Property Pack
Cameroon's property market presents compelling opportunities for foreign investors in 2025, particularly in urban centers like Douala and Yaoundé.
Foreign investors can purchase buildings and commercial properties outright, though land ownership typically requires leasehold arrangements with ministerial endorsement. The market shows steady growth with residential property prices increasing 3-7% annually in major cities, while rental yields range from 6-13% depending on location and property type.
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.
Cameroon offers foreign investors the ability to purchase properties outright, with Douala and Yaoundé leading investment opportunities due to strong rental yields of 6-13% and steady price growth of 3-7% annually.
While foreigners face restrictions on freehold land ownership and transaction costs of 8-15%, the stable urban markets in key neighborhoods like Bonanjo, Akwa, and Bastos provide attractive investment prospects for both residential and commercial properties.
| Investment Aspect | Key Details | Foreign Investor Impact |
|---|---|---|
| Property Ownership | Buildings: Full ownership; Land: Leasehold only | Can purchase properties but need ministerial endorsement for land |
| Transaction Costs | 8-15% of property value | Higher than many markets but includes all fees and taxes |
| Rental Yields | 6-13% gross yields in urban areas | Strong returns, especially in expat-oriented properties |
| Price Growth | 3-7% annual increase in major cities | Steady capital appreciation in prime locations |
| Financing | 12-15% interest rates, 5-30% down payment | Available but strict requirements for foreigners |
| Best Cities | Douala, Yaoundé, Limbe, Kribi | Focus on established urban centers for security and liquidity |
| Average Costs | $1,851/m² city center, $694/m² outside center | Competitive pricing compared to regional markets |
What is the current property market situation in Cameroon for foreigners?
The Cameroonian property market in 2025 shows increasing openness to foreign investment, particularly in urban centers.
Foreigners can purchase buildings and commercial properties outright, which provides significant ownership security compared to many African markets. The market has experienced steady growth with residential property prices rising 3-7% annually in major cities like Douala and Yaoundé during 2024-2025.
Urban demand drives this growth, supported by infrastructure upgrades and economic expansion. The formal property sector in major cities offers better legal clarity and investment security than rural areas. However, foreign buyers face higher transaction costs ranging from 8-15% of property value, including notary fees, registration, and various taxes.
As of September 2025, the market demonstrates particular strength in expat-oriented neighborhoods where rental demand remains robust. The government's infrastructure investment of 35 billion CFA francs (approximately $57 million) in transport, roads, and utilities is expanding investable zones, especially around Douala and Yaoundé.
It's something we develop in our Cameroon property pack.
What are the legal requirements for foreigners to buy property in Cameroon?
Foreign property buyers in Cameroon face specific legal requirements that differ significantly from domestic purchasers.
Foreigners may purchase buildings and commercial properties with full ownership rights, but land ownership is restricted to leasehold arrangements requiring ministerial endorsement from the Minister of Lands. This means you can own a house or apartment building, but the underlying land remains under government control through a lease agreement.
The documentation process is extensive and includes passport verification, certificate of non-encumbrance, signed purchase agreement, land title deed, and tax clearance certificates. All foreign documents must be translated into French and apostilled if originating from abroad, as Cameroon follows French legal procedures.
Border regions and certain agricultural or customary lands are completely off-limits or heavily restricted for foreign ownership. The approval process can take 3-6 months depending on the property type and location. Purchasing can be completed remotely using a notarized power of attorney with a local representative, which many investors find convenient.
No special visa is required for property purchase itself, but obtaining residency requires separate immigration procedures.
Which cities or regions in Cameroon have the most potential for property investment?
Douala stands as the most dynamic property market in Cameroon, offering the highest investment potential for foreign buyers.
As the economic capital and largest city, Douala provides the strongest rental market and capital appreciation prospects. The Bonanjo district serves as the commercial and financial center, while Akwa offers central business opportunities. Makepe and Bali neighborhoods attract upmarket residential investment with strong expat demand.
Yaoundé, the political capital, ranks second with stable investment opportunities. The Bastos neighborhood specifically caters to diplomatic and expat communities, making it highly attractive for foreign investors. Nlongkak and Mvog Ada also show consistent demand from international buyers and renters.
Coastal cities like Limbe and Kribi are gaining traction for leisure and holiday property investment. These markets offer beachfront opportunities with growing tourism potential. Buea presents emerging opportunities, particularly for academic and technology-sector investment due to its university presence.
Secondary urban centers generally offer lower entry costs but also reduced liquidity and rental demand compared to major cities.
What are the price trends for property in Cameroon over the past few years?
Cameroonian property prices have shown consistent upward movement, with residential properties in major cities appreciating 3-7% annually during 2024-2025.
| City/Region | Annual Price Growth | Market Drivers |
|---|---|---|
| Douala | 5-7% annually | Economic growth, port expansion, business demand |
| Yaoundé | 4-6% annually | Government sector growth, diplomatic presence |
| Limbe/Kribi | 3-5% annually | Tourism development, coastal demand |
| Buea | 3-4% annually | Educational sector, emerging tech industry |
| Rural areas | 1-3% annually | Limited infrastructure, agricultural focus |
The price growth stems from urbanization trends, infrastructure investment, and increasing formal sector employment. Government infrastructure spending, particularly the 35 billion CFA franc development initiative, continues supporting property values in target areas.
Urban demand consistently outpaces supply in formal housing sectors, creating upward pressure on prices. This trend appears sustainable given Cameroon's economic growth trajectory and ongoing urban migration patterns.
What is the average cost per square meter for residential properties in key cities?
Property prices in Cameroon vary significantly between city center locations and peripheral areas.
City center apartments in major markets average approximately $1,851 per square meter (1,100,000 XAF/m²), while properties outside city centers cost about $694 per square meter (412,000 XAF/m²). A typical 80-square-meter three-bedroom apartment in city center locations costs approximately $148,080.
Douala commands the highest prices, with prime Bonanjo and Akwa district properties reaching $2,200-2,500 per square meter. Yaoundé's Bastos neighborhood sees similar pricing for diplomatic and expat-oriented properties. Mid-tier neighborhoods in both cities range from $1,200-1,800 per square meter.
Coastal cities like Limbe and Kribi offer more affordable entry points, with beachfront properties averaging $800-1,400 per square meter depending on proximity to the ocean and development quality. These markets provide opportunities for investors seeking lower initial investment with tourism potential.
Construction quality significantly impacts pricing, with modern developments commanding 20-40% premiums over older buildings lacking amenities.
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Are there any specific taxes or fees foreigners must pay when purchasing property in Cameroon?
Foreign property buyers in Cameroon face total transaction costs ranging from 8-15% of the property value.
These costs include notary fees (typically 2-3% of property value), land registration fees (1-2%), transfer taxes (3-5%), legal fees (1-2%), and sometimes VAT depending on property type and developer status. The ministerial endorsement fee for land acquisition adds additional costs for foreign buyers.
Annual property tax applies to all owners at approximately 0.1-0.2% of assessed property value, with no special surcharge for foreigners. However, leasehold renewal fees may apply every 25-99 years depending on lease terms negotiated during purchase.
Foreign buyers should budget an additional 2-3% for currency exchange costs and international transfer fees when bringing funds from abroad. Some transactions may require stamp duties and other administrative fees varying by region.
No special property taxes target foreign ownership specifically, making ongoing ownership costs similar to domestic buyers once the initial transaction is complete.
Which neighborhoods in Douala and Yaoundé are most popular for foreign buyers?
Douala's Bonanjo district leads foreign buyer preferences as the commercial and financial center of the city.
1. **Bonanjo**: Commercial and financial hub with modern office buildings, hotels, and upscale residential options 2. **Akwa**: Central business district offering mixed-use development opportunities and good infrastructure 3. **Makepe**: Upmarket residential area popular with expatriates and wealthy locals 4. **Bali**: High-end residential neighborhood with modern amenities and security 5. **Bonapriso**: Emerging area with development potential and more affordable entry pointsIn Yaoundé, Bastos dominates foreign investment as the diplomatic and expat residential center. This neighborhood hosts embassies, international organizations, and high-end housing developments. Nlongkak offers similar appeal with slightly lower costs, while Mvog Ada provides emerging opportunities for foreign buyers seeking value.
These neighborhoods offer superior infrastructure, security, and proximity to international schools, hospitals, and business centers. They also provide better resale liquidity and rental demand from expat communities.
Foreign buyers typically avoid peripheral neighborhoods due to infrastructure limitations and security concerns, focusing investment in established expat-friendly areas.
How easy is it to access financing or mortgages as a foreigner in Cameroon?
Mortgage financing is available for foreign buyers in Cameroon but comes with strict requirements and high costs.
Local banks typically require foreign borrowers to maintain a Cameroonian bank account, demonstrate local banked income, and provide 5-30% down payments. Interest rates range from 12-15% annually with loan terms extending up to 25 years for qualified borrowers.
Major international bank branches like Société Générale Cameroun and Standard Chartered Cameroon offer the most accessible foreign borrower programs. These institutions understand international income verification and offer more streamlined application processes than purely local banks.
Having a local co-signer or guarantor significantly improves approval chances and can reduce interest rates by 1-2%. Many foreign buyers find cash purchases more practical given the high borrowing costs and documentation requirements.
The mortgage approval process typically takes 6-12 weeks, requiring income verification, credit checks, property appraisals, and legal documentation review. Pre-approval is recommended before beginning property searches.
What is the average rental yield in Cameroon, particularly for expats or foreign investors?
Rental yields in Cameroon's major cities offer attractive returns for foreign property investors.
Douala delivers the strongest rental performance with gross yields ranging from 7-13% in key urban districts. Well-located properties in Bonanjo and Akwa consistently achieve double-digit returns due to strong business and expat demand.
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.
Yaoundé provides 6-10% rental yields, with higher returns achievable for furnished units targeting diplomatic and international organization staff. The Bastos neighborhood particularly benefits from consistent expat demand and limited supply.
Secondary cities like Limbe and Kribi offer 6-9% yields, though with greater tenant turnover and seasonal variation. These markets work better for investors comfortable with holiday rental management.
High urban housing demand and limited formal housing supply support stable rental markets. Properties targeting expat tenants command premium rents but require higher maintenance standards and amenities.
It's something we develop in our Cameroon property pack.
Are there any restrictions on land ownership in rural areas versus urban areas for foreigners?
Foreign land ownership restrictions apply more strictly in rural areas compared to urban centers.
Foreigners cannot acquire freehold land anywhere in Cameroon, but leasehold arrangements with ministerial endorsement are possible for both urban and rural areas. However, rural properties face additional complications including customary land rights, traditional authority involvement, and limited legal documentation.
Border regions remain particularly restricted or completely off-limits for foreign ownership regardless of urban or rural designation. Agricultural land often involves complex customary ownership patterns that can create title disputes even with proper government approval.
Urban leasehold and property ownership provide clearer legal frameworks, better documentation, and established precedents for foreign buyers. Rural investments require more extensive due diligence and local legal expertise to navigate traditional land rights and customs.
Many foreign investors focus exclusively on urban markets to avoid rural land ownership complexities while still achieving their investment objectives through higher-yield urban properties.
What infrastructure developments are planned or underway in Cameroon that could affect property values?
Cameroon's infrastructure investment program is driving property value increases in multiple urban areas.
The government's 35 billion CFA franc (approximately $57 million) infrastructure initiative focuses on road improvements, port upgrades, and utility expansion in Douala, Yaoundé, Limbe, and Kribi. These developments are expanding investable zones and improving property accessibility.
Douala port expansion and new road networks are pushing development into previously peripheral areas, creating new investment opportunities. Yaoundé's transport infrastructure improvements are connecting previously isolated neighborhoods to the city center.
Water and electricity infrastructure investments are making previously underdeveloped areas suitable for modern residential and commercial development. These utility upgrades often precede significant property value increases by 12-24 months.
New airport and highway projects are improving connectivity between major cities, potentially boosting property values in secondary markets like Buea and coastal cities.
It's something we develop in our Cameroon property pack.
How safe are the areas considered prime for property investment, in terms of security and political stability?
Prime property investment areas in Cameroon maintain generally stable security conditions for foreign property owners.
Douala and Yaoundé demonstrate consistent political stability and adequate security, especially in established expat neighborhoods like Bonanjo, Akwa, Bastos, and Makepe. These areas benefit from increased security presence due to diplomatic, business, and international organization activities.
However, political tensions affect some peripheral regions, particularly near borders and in parts of the Southwest and Northwest regions. Foreign buyers should completely avoid rural and border areas unless very familiar with local security conditions.
Compared to neighboring countries, Cameroon maintains relatively stable governance, but due diligence remains crucial for any property investment. Prime urban neighborhoods have established security infrastructure and active expat communities providing additional safety networks.
Investment-grade areas benefit from better police presence, private security options, and established legal frameworks for property protection. Foreign investors should focus exclusively on proven expat-friendly neighborhoods while avoiding areas with known security concerns.
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 foreign investors solid opportunities with clear legal frameworks for building ownership and attractive rental yields of 6-13% in major urban centers.
While land ownership restrictions and higher transaction costs require careful planning, the steady price appreciation of 3-7% annually combined with strong expat rental demand makes established neighborhoods in Douala and Yaoundé compelling investment destinations.
Sources
- TheAfricanvestor - Moving to Cameroon Property Guide
- TheAfricanvestor - Cameroon Price Forecasts
- Simtrade - Cameroonian Real Estate Market
- TheAfricanvestor - Cameroon Real Estate for Foreigners
- CFB Holding - Buying Property in Cameroon Foreigner Guide
- BambooRoutes - Average Rent Cameroon
- BambooRoutes - Cameroon Worth It
- TheAfricanvestor - Cameroon Real Estate Trends