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Yaoundé's property market is experiencing strong growth with rental yields reaching up to 12% in specific neighborhoods.
This comprehensive guide examines the best neighborhoods for property investment in Cameroon's capital, analyzing current prices, growth trends, rental yields, infrastructure quality, and foreign investor preferences. As of September 2025, prime areas like Bastos and Etoudi are showing 6-8% annual price growth, while the city faces a housing deficit of 2.5 million units.
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Yaoundé offers strong property investment opportunities with annual price growth of 3-7% citywide and rental yields reaching 12% in prime student housing areas.
Bastos and Etoudi lead price appreciation at 6-8% annually, while infrastructure improvements worth CFA16.8 billion are planned for 2025.
| Neighborhood | Annual Price Growth | Rental Yield Range | Investment Appeal |
|---|---|---|---|
| Bastos | 6-8% | 7-9% | Diplomatic hub, luxury market |
| Etoudi | 6-8% | 7-9% | Government proximity, regeneration |
| Obili | 5-7% | 9-12% | University area, student housing |
| Santa Barbara | 5-7% | 7-9% | Middle-class development |
| City Center | 4-6% | 7-9% | Business district, tourism |
| Nlongkak | 4-6% | 6-8% | Infrastructure upgrades |
| Melen | 4-6% | 6-8% | Mixed-use development |
What are the current property prices in Yaoundé for residential and commercial properties?
As of September 2025, residential properties in Yaoundé's city center average 1,100,000 CFA per square meter, which equals approximately $1,851 per square meter.
For specific property examples, a 60-square-meter apartment in central Yaoundé costs around $49,000, while a 150-square-meter villa is priced at approximately $163,000. Commercial properties command higher prices in key business districts, though exact square meter rates vary significantly by location and property type.
The residential market shows consistent pricing patterns across different property sizes. Single-bedroom apartments in the city center typically rent for 85,000 CFA per month, while three-bedroom units command 282,500 CFA monthly. These rental rates support the current purchase prices and indicate stable market fundamentals.
Commercial real estate volumes are rising alongside Yaoundé's economic growth, with businesses seeking modern office spaces in prime locations. Mixed-use developments combining residential and commercial elements are becoming increasingly popular among investors.
Property prices across all categories in Yaoundé have maintained annual growth rates of 3-7%, demonstrating the market's resilience and investment potential.
Which neighborhoods in Yaoundé are experiencing the highest property price growth right now?
Bastos leads Yaoundé's property price growth with annual appreciation rates of 6-8%, driven by its status as the diplomatic quarter and strong foreign investor demand.
Etoudi matches Bastos with 6-8% annual growth, benefiting from urban regeneration projects and proximity to government offices. The neighborhood's infrastructure improvements and development plans make it particularly attractive to investors seeking capital appreciation.
Santa Barbara and Obili follow closely with 5-7% annual price growth. Obili's growth is particularly strong due to its proximity to universities, creating consistent demand for student housing and rental properties.
Nlongkak, Mokolo, and Melen are experiencing moderate growth of 4-6% annually. These areas benefit from ongoing infrastructure upgrades and increasing middle-class development, making them attractive for investors seeking emerging opportunities.
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What is the rental yield in popular neighborhoods for both short-term and long-term rentals?
Yaoundé's rental market offers impressive yields, with city-wide averages ranging from 7.5% to 9% annually.
The highest-yielding properties reach up to 12%, particularly in student housing near universities such as Obili and Ngoa Ekelle. These areas benefit from consistent demand from university students and young professionals, ensuring stable occupancy rates throughout the academic year.
Short-term rental markets in Bastos, Mont Fébé, city center, and Essos perform well for Airbnb and vacation rentals. Properties near major stadiums or event venues also command premium short-term rates during peak periods.
Long-term rentals in the city center typically generate steady returns with one-bedroom apartments renting for 85,000 CFA monthly and three-bedroom units for 282,500 CFA monthly. These rates support healthy yield calculations for investors.
Areas with international schools and expatriate communities, such as Ngousso and Bastos, maintain stable rental demand and premium pricing due to foreign resident populations seeking quality accommodation.
How developed is the infrastructure in each neighborhood, including roads, utilities, and public transportation?
| Neighborhood | Infrastructure Quality | Road Conditions | Utilities Reliability |
|---|---|---|---|
| Bastos | Excellent | Paved, well-maintained | Very reliable |
| City Center | Excellent | Paved, high traffic | Very reliable |
| Mont Fébé | Very Good | Mostly paved | Reliable |
| Etoudi | Very Good | Improving rapidly | Reliable |
| Ngousso | Good | Mixed conditions | Generally reliable |
| Obili | Fair to Good | Some unpaved areas | Moderate reliability |
| Melen | Fair | Many unpaved roads | Limited reliability |
What are the crime rates in the top neighborhoods, and how does this impact property values?
Overall crime in Yaoundé remains moderate, with property crime scoring 70+ on a 100-point scale and violent crime at 58 out of 100.
Bastos and the city center experience lower crime rates due to enhanced police presence and established diplomatic and expatriate communities. The diplomatic quarter's security infrastructure provides additional protection for residents and properties.
Crime perceptions primarily affect property demand in marginal areas outside premium neighborhoods. Well-established districts with strong security presence maintain their property values despite citywide crime concerns.
Foreign investors and expatriates typically gravitate toward neighborhoods with proven security records, creating price premiums in areas like Bastos, Mont Fébé, and central districts with established safety protocols.
Property values in prime neighborhoods remain largely insulated from general crime concerns due to private security arrangements and community-based safety measures that residents and property managers implement.
How accessible are key amenities like schools, hospitals, and shopping centers in these areas?
Bastos offers the best access to international schools, including the American School of Yaoundé (ASOY), along with quality healthcare facilities and premium shopping centers.
The city center and Ngousso provide excellent access to business districts, public transportation hubs, and major commercial facilities. These areas serve as primary nodes for professional services and retail activities.
Ngousso specifically attracts expatriate families due to its proximity to international schools and healthcare facilities, making it a preferred residential area for foreign professionals working in Yaoundé.
Outlying areas like Melen and Nkolndongo have limited access to quality healthcare and international educational facilities, creating a significant gap that affects property investment potential in these neighborhoods.
Transportation access varies significantly, with central neighborhoods offering better connectivity to major roads and public transport, while peripheral areas often require private transportation for reliable access to amenities.
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What is the level of demand for properties in different neighborhoods—are there signs of oversupply or undersupply?
Yaoundé faces a significant housing deficit of 2.5 million units, with only approximately 2,400 new homes constructed annually against a need for 12,000-15,000 units.
High demand and undersupply characterize most central and established districts, supporting continued price growth in prime neighborhoods. Strong workforce migration and student populations fuel consistent demand for rental properties.
Limited oversupply exists only in peripheral areas with poor infrastructure or limited access to services. Central districts and well-established neighborhoods continue experiencing undersupply conditions.
Student housing demand in areas like Obili remains particularly strong due to university proximity, creating consistent occupancy and rental growth. Young professional migration to the capital further supports housing demand.
Foreign investor interest and expatriate community growth add additional demand pressure to premium neighborhoods, ensuring sustained market activity in top-tier areas.
How reliable is the local government when it comes to issuing building permits and property transactions?
Property transactions in Yaoundé typically require 2-6 months for completion, involving multiple government approvals and notarized documentation.
Total transaction costs range from 8-16% of property value, including various fees, permits, and administrative expenses. Government reliability remains steady in prime areas but may experience delays in informal or peripheral zones.
Building permits and property registrations follow established procedures, though transparency can vary by location and project complexity. Prime neighborhoods generally experience more streamlined processes due to established infrastructure and clear zoning.
Corruption remains a noted risk citywide, potentially affecting transaction timelines and transparency. Investors should budget additional time and costs for potential administrative delays.
Recent property tax reforms have reduced capital gains tax to 5% from 10% and registration fees to 10% from 15%, improving the investment environment for property transactions in 2025.
What types of property are in highest demand in specific neighborhoods?
1. **Bastos**: Luxury apartments and villas dominate demand due to diplomatic residents and security features 2. **City Center**: Modern condominiums and small apartments appeal to business professionals and tourists 3. **Obili**: Mid-market apartments and student housing benefit from university proximity 4. **Etoudi**: Apartments and houses attract buyers interested in urban regeneration and government proximity 5. **Ngousso**: Family-oriented apartments and condos serve international school communities 6. **Melen and Nlongkak**: Mixed-use properties and mid-priced apartments target emerging middle-class buyers 7. **Olembe**: Short-term rental properties capitalize on stadium events and new developmentAre there any upcoming major infrastructure projects planned for certain areas of Yaoundé?
As of September 2025, Yaoundé has allocated CFA16.8 billion for over 800 infrastructure projects, focusing on urban roads, public lighting, green spaces, and comprehensive road paving.
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The Yaoundé Bypass Section T3 represents the most significant project, featuring a 22.8-kilometer dual carriageway with seven interchanges connecting RN1 to the Douala Highway. This bypass will reduce city traffic congestion and support sustainable urban expansion.
Public transportation improvements include Bus Rapid Transit (BRT) development and dedicated bus lanes throughout the city. These projects will enhance connectivity and property accessibility across all neighborhoods.
The "Carrefour Vogt to Basilica Mvolyé" corridor upgrade will improve one of the city's main arteries. Additionally, installation of over 1,000 solar lampposts will enhance safety and property values in affected areas.
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How do property taxes and other local regulations affect potential investment returns in these neighborhoods?
Property tax reforms in 2025 have significantly improved the investment environment, with real estate capital gains tax reduced from 10% to 5%.
Registration fees for built properties decreased from 15% to 10%, reducing transaction costs for property buyers. Annual property tax remains at 0.1% of assessed value, maintaining low holding costs for investors.
Total transfer and transaction costs range from 8-16% of property value, depending on property type and location. These costs include notary fees, registration expenses, and various administrative charges.
Property tax rates apply uniformly across Yaoundé neighborhoods, though assessed values may vary based on location and property quality. Premium neighborhoods face higher assessments but benefit from better services and infrastructure.
Recent regulatory improvements favor property investment by reducing bureaucratic costs and streamlining transaction processes, particularly benefiting investors in established neighborhoods with clear title documentation.
Which neighborhoods in Yaoundé are known for attracting foreign investors, and why?
Bastos leads foreign investor attraction due to its diplomatic presence, enhanced security, luxury housing stock, and reliable infrastructure.
Etoudi attracts international investors seeking proximity to government facilities, urban renewal opportunities, and infrastructure improvements. The neighborhood's regeneration projects offer growth potential for forward-looking investors.
City Center, Mont Fébé, and Ngousso appeal to foreign investors due to business proximity, embassy locations, lifestyle amenities, and strong short-term rental demand from international visitors.
Key attraction factors include neighborhood security, stable property value growth, strong rental markets, accessible amenities, planned infrastructure projects, and established expatriate and diplomatic communities.
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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 property market in 2025 offers compelling investment opportunities across multiple neighborhoods, with Bastos and Etoudi leading price appreciation while areas like Obili provide exceptional rental yields for student housing.
The combination of sustained undersupply, improving infrastructure, favorable tax reforms, and strong foreign investor interest creates a positive environment for property investment in Cameroon's capital city.
Sources
- The African Investor - Average Property Price Cameroon
- BambooRoutes - Average Price per Square Meter Yaoundé
- The African Investor - How Much Property Yaoundé
- The African Investor - Yaoundé Price Forecasts
- The African Investor - Average Rental Yield Yaoundé
- AirROI - Yaoundé Market Report
- Business in Cameroon - Infrastructure Projects 2025
- European Investment Bank - Yaoundé Bypass Project
- Numbeo - Crime Statistics Yaoundé
- Ministry of Finance Cameroon - Tax Reforms 2025