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
Cameroon is becoming an increasingly popular destination for foreign buyers looking to invest in residential real estate, especially in cities like Douala, Yaoundé, and coastal areas such as Kribi and Limbe.
In this guide, we break down everything you need to know about buying property as a foreigner in Cameroon in 2026, including current housing prices, ownership rules, closing costs, and mortgages.
We constantly update this blog post to reflect the latest regulations and market conditions in Cameroon.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Cameroon.
Insights
- Foreigners buying property in Cameroon must get their deed endorsed by the Minister of Lands, a unique requirement that many buyers overlook and which can void the entire transaction if skipped.
- Cameroon's 2026 Finance Law introduced progressive property tax rates: 0.1% up to 500 million XAF, 0.2% from 500 million to 1 billion XAF, and 0.3% above 1 billion XAF.
- Bank lending rates in Cameroon average around 7.9%, significantly lower than the CEMAC regional average of 11.8%, making mortgages more accessible here than in neighboring Central African countries.
- Total closing costs for urban built property in Cameroon typically range from 12% to 16% of the purchase price, with the 10% registration duty being the largest single expense.
- Border zones in Cameroon are completely off-limits to foreign buyers, and purchasing property in these restricted areas can result in the sale being declared null and void.
- Cameroon's land law explicitly nullifies any property sale where the seller does not hold a valid land title (titre foncier), which affects a large portion of listings on the market.
- The typical timeline for completing a property purchase in Cameroon ranges from 2 to 6 months, depending on the complexity of title verification and ministerial approval.
- Rental income in Cameroon is subject to a 15% withholding tax when the tenant is a company, public body, or administration, which is deducted at source before you receive payment.
What can I legally buy and truly own as a foreigner in Cameroon?
What property types can foreigners legally buy in Cameroon right now?
Foreigners can legally buy apartments, villas, duplexes, and houses in Cameroon, as long as the property sits on properly titled land (titre foncier) and the transaction follows the correct legal process.
The most important legal condition for foreign buyers in Cameroon is that your deed must be endorsed (visé) by the Minister of Lands, and without this ministerial approval, the entire sale can be declared null and void.
Another key restriction is that foreigners are prohibited from buying or leasing property in Cameroon's border zones, which are designated areas near national boundaries considered sensitive for security reasons.
Cameroon's land law also explicitly nullifies any sale where the seller is not the registered owner with a valid land title, so verifying the titre foncier should always be your first step before paying any deposit.
Finally, please note that our pack about the property market in Cameroon is specifically tailored to foreigners.
Can I own land in my own name in Cameroon right now?
Yes, foreigners can legally own titled land (titre foncier) in their own name in Cameroon, but the deed must be properly endorsed by the Minister of Lands, which is a procedural step that applies specifically to non-citizens.
This ministerial endorsement requirement applies to all types of land in permitted areas, so whether you are buying a residential plot in Douala or a villa in Yaoundé, you will need this visa from MINDCAF before your ownership is fully recognized.
Many foreigners also consider leasehold arrangements when they want to simplify the process, though leaseholds in Cameroon similarly require the ministerial endorsement to be legally valid.
As of 2026, what other key foreign-ownership rules or limits should I know in Cameroon?
As of early 2026, the most significant rule beyond the ministerial visa is that all property deeds in Cameroon must be in notarial form, meaning you cannot rely on private or informal agreements to secure your ownership rights.
Cameroon does not have a foreign ownership quota system for apartments or condominiums like some Southeast Asian countries, so you are not competing for a limited number of units set aside for non-citizens.
One important registration requirement is that you will need a Cameroonian tax identification number (NUI) to pay registration duties and complete the closing formalities smoothly at the notary.
A notable regulatory change for 2026 is the new Finance Law's introduction of progressive property tax rates and increased land survey fees, which affect both the upfront and ongoing costs of property ownership in Cameroon.
If you're interested, we go much more into details about the foreign ownership rights in Cameroon here.
What's the biggest ownership mistake foreigners make in Cameroon right now?
The single biggest ownership mistake foreigners make in Cameroon is paying a deposit or full price for land or property where the seller does not hold a valid land title (titre foncier), which can render the entire transaction legally void.
If you make this mistake in Cameroon, the likely consequence is that you have no enforceable property right, your money may be impossible to recover, and you could face years of costly legal disputes with little chance of success.
Other classic pitfalls in Cameroon include skipping the mandatory ministerial endorsement, buying property in restricted border zones without realizing it, and trusting verbal assurances or "family land" claims instead of verified registry documents.
We have made this infographic to give you a quick and clear snapshot of the property market in Cameroon. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Cameroon?
Do I need a specific visa to buy property in Cameroon right now?
In January 2026, you do not need a special "property buyer visa" to purchase real estate in Cameroon, and you can technically negotiate and sign documents even if you entered the country on a tourist visa.
The most common administrative hurdle that blocks non-resident buyers in Cameroon is not visa status but rather the requirement to obtain a local tax identification number (NUI) before you can pay registration duties and complete the closing.
In practice, yes, you should plan on needing a Cameroonian tax ID before buying property, and the DGI offers an online e-registration system to help you set this up relatively quickly.
A typical document set for foreign buyers in Cameroon includes your passport, proof of address, the signed notarized deed, evidence of tax ID registration, and any ministerial endorsement (visa) required for foreign acquisition.
Does buying property help me get residency and citizenship in Cameroon in 2026?
As of early 2026, Cameroon does not offer a straightforward "buy property and get residency or citizenship" program like some countries advertise, so you should treat your property purchase as a real estate investment rather than an immigration shortcut.
While owning property in Cameroon may support a visa application by demonstrating ties to the country, it does not automatically grant you any special immigration status or fast-track to residency.
If you want long-term residency or citizenship in Cameroon, you will need to apply through the standard immigration channels, which typically involve demonstrating legitimate reasons for staying such as employment, family ties, or business establishment.
Can I legally rent out property on my visa in Cameroon right now?
Your visa status in Cameroon affects your ability to stay in the country and manage property in person, but it does not determine whether you can legally own and rent out real estate, since ownership and rental rights are governed by land law rather than immigration law.
You do not need to live in Cameroon to rent out property you own there, and many foreign owners manage their rentals remotely through local property management agents based in Douala or Yaoundé.
However, if you rent out property in Cameroon, you must comply with tax obligations, including a 15% withholding tax on gross rental income when the tenant is a company, public body, or similar entity, and you should maintain proper documentation of all rent payments.
We cover everything there is to know about buying and renting out in Cameroon here.
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How does the buying process actually work step-by-step in Cameroon?
What are the exact steps to buy property in Cameroon right now?
The standard sequence to buy property in Cameroon involves identifying the property, confirming the land title exists and matches the seller, agreeing on price and terms, signing the sale deed before a notary, paying registration duties and fees, and completing the registry update to record your ownership.
You do not strictly need to be physically present in Cameroon for every step because you can grant a properly drafted power of attorney to a representative, but many foreigners prefer being there at least for the final signing and property handover.
The step that makes the deal legally binding in Cameroon is the signing of the notarized sale deed (acte de vente), which creates an enforceable obligation for both buyer and seller once properly executed.
The typical end-to-end timeline from accepted offer to final registration in Cameroon ranges from 2 to 6 months, depending on how quickly the title verification, ministerial endorsement, and registry formalities proceed.
We have a document entirely dedicated to the whole buying process our pack about properties in Cameroon.
Is it mandatory to get a lawyer or a notary to buy a property in Cameroon right now?
In Cameroon, using a notary is effectively mandatory because the law requires real-rights deeds to be in notarial form, and any property deed that is not notarized can be declared null and void.
The key difference between a notary and a lawyer in a Cameroon property transaction is that the notary authenticates the deed, collects taxes, and handles registry filings, while a lawyer provides independent legal advice, negotiates on your behalf, and identifies risks the notary may not flag.
One key item to include in your lawyer or notary engagement scope for a property purchase in Cameroon is a thorough title verification confirming the seller holds a valid titre foncier and that no encumbrances, mortgages, or competing claims exist against the property.
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 checks should I run so I don't buy a problem property in Cameroon?
How do I verify title and ownership history in Cameroon right now?
The official registry you should use to verify title and ownership history in Cameroon is the land registry maintained by MINDCAF (Ministry of State Property and Land Tenure), which records all land titles and transfers across the country.
The single key document to request is the land title certificate (titre foncier), along with registry extracts that confirm the current owner's identity and show any recorded changes in ownership.
A realistic look-back period for ownership history checks in Cameroon is at least 10 to 15 years, which helps you identify any irregularities, disputed transfers, or administrative faults in how the title was originally issued.
One clear red-flag finding that should stop or pause your purchase in Cameroon is if the title shows multiple sales to different parties, pending litigation, administrative withdrawal proceedings, or if the seller's name does not match the registered owner.
You will find here the list of classic mistakes people make when buying a property in Cameroon.
How do I confirm there are no liens in Cameroon right now?
The standard way to confirm there are no liens or encumbrances on a property in Cameroon is to request a land registry extract that shows all inscriptions, including any registered mortgages, privileges, or seizures against the property.
One common type of lien buyers should specifically ask about in Cameroon is a mortgage (hypothèque) from a previous bank loan that was never properly discharged, which would give the lender priority claims over the property even after you purchase it.
The single best form of written proof is a recent registry extract or certificate from MINDCAF confirming no encumbrances exist, which your notary should obtain and verify before you sign the final deed.
How do I check zoning and permitted use in Cameroon right now?
The authority to check zoning and permitted use for a property in Cameroon is typically the local municipality or urban planning office (urbanisme), as zoning rules vary by city and neighborhood across the country.
The single document that typically confirms zoning classification in Cameroon is a planning certificate or urbanism document from the local authorities, though availability and format can vary significantly by location.
One common zoning pitfall foreign buyers miss in Cameroon is purchasing land or an unfinished house with plans to build or expand, only to discover later that construction permits will not be approved due to local constraints, protected status, or infrastructure limitations.
Buying real estate in Cameroon can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Cameroon, and on what terms?
Do banks lend to foreigners for homes in Cameroon in 2026?
As of early 2026, yes, banks in Cameroon do lend to foreigners for home purchases, but you typically need to look "bankable" inside Cameroon, meaning you have local income, a local bank relationship, or can provide strong collateral and a large down payment.
The realistic loan-to-value (LTV) range for foreign borrowers in Cameroon is typically 50% to 70%, meaning you should expect to make a down payment of 30% to 50% depending on your profile and the bank's assessment of your risk.
The single most common eligibility requirement that determines whether a foreigner qualifies for a mortgage in Cameroon is having a local bank account with income domiciliation, which means your salary or business income flows through that account regularly.
You can also read our latest update about mortgage and interest rates in Cameroon.
Which banks are most foreigner-friendly in Cameroon in 2026?
As of early 2026, the top three most foreigner-friendly banks for mortgages in Cameroon are Société Générale Cameroun, Afriland First Bank, and Ecobank, all of which have standardized mortgage products and experience working with international clients.
The single most important feature that makes these banks more foreigner-friendly in Cameroon is that they have established processes for verifying foreign income, handling international wire transfers, and communicating in multiple languages including French and English.
These banks will generally lend to non-residents in Cameroon, but the terms are typically stricter, with higher down payment requirements (often 40% to 50%) and more documentation needed to prove your ability to repay from abroad.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Cameroon.
What mortgage rates are foreigners offered in Cameroon in 2026?
As of early 2026, the typical mortgage interest rate range for foreigners in Cameroon is approximately 10% to 15% per year, though borrowers with strong profiles and local income relationships may see rates closer to 10%, while non-residents or higher-risk profiles may face rates near 15%.
Cameroon's mortgage market is dominated by variable-rate products tied to the bank's base rate (TBB), so true fixed-rate mortgages are rare, and you should expect your rate to potentially adjust over time based on bank pricing policies and regional monetary conditions.
We made this infographic to show you how property prices in Cameroon compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Cameroon?
What are the total closing costs as a percent in Cameroon in 2026?
The typical total closing cost percentage for a residential property purchase in Cameroon in 2026 is approximately 12% to 16% of the purchase price for urban built property.
The realistic low-to-high closing cost range depends on property type: urban built properties attract the highest duties at around 10%, while rural non-built land may see total costs closer to 5% to 8% due to lower duty rates.
The specific fee categories that make up total closing costs in Cameroon include registration and transfer duties, notary fees, stamp duties, land registry fees, and any applicable survey or administrative costs.
The single biggest contributor to closing costs in Cameroon is the registration and transfer duty, which is 10% of the purchase price for urban built property and drives the overall cost burden for most buyers.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cameroon.
What annual property tax should I budget in Cameroon in 2026?
As of early 2026, you should budget approximately 0.1% of the assessed property value for annual property tax in Cameroon, which for a standard home valued at 50 million XAF (around 80,000 USD or 75,000 EUR) would be about 50,000 XAF (roughly 80 USD or 75 EUR) per year.
The main way annual property tax is assessed in Cameroon is as a percentage rate applied to the assessed or cadastral value of the property, with progressive rates now applying for high-value holdings above 500 million XAF under the 2026 Finance Law.
How is rental income taxed for foreigners in Cameroon in 2026?
As of early 2026, the effective tax rate on foreign rental income in Cameroon is typically 15% when the tenant is a company, public body, or similar withholding agent, which applies as a flat withholding on gross rental payments.
The basic requirement for foreign owners is that if your tenant is a withholding agent, they must deduct and remit the 15% tax before paying you, and if your tenant is an individual (not a withholding agent), you must declare and pay the rental income tax through the normal filing process.
What insurance is common and how much in Cameroon in 2026?
As of early 2026, a typical annual insurance premium for a standard home policy in Cameroon ranges from approximately 0.1% to 0.4% of the rebuild value, which for a property with a rebuild value of 50 million XAF (around 80,000 USD or 75,000 EUR) would be about 50,000 to 200,000 XAF (80 to 320 USD, or 75 to 300 EUR) per year.
The single most common type of property insurance coverage that owners carry in Cameroon is fire and multi-risk home insurance, which is often required by banks if you have a mortgage and covers major perils like fire, flood, and theft.
The one biggest factor that makes insurance premiums higher or lower in Cameroon is the property's location and construction type, with properties in flood-prone areas, coastal zones like Limbe, or those built with less durable materials typically commanding higher premiums.
Get the full checklist for your due diligence in Cameroon
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Cameroon, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why We Trust It | How We Used It |
|---|---|---|
| Cameroon Land Tenure Ordinance | It's the core legal text setting Cameroon's modern land tenure rules. | We used it to explain what foreigners can legally acquire in Cameroon. We also referenced the border zone and ministerial visa requirements. |
| Cameroon General Tax Code | It's the official tax code published by Cameroon's tax authority. | We used it to quantify transfer duties and rental income withholding rates. We also referenced the legal terminology used at notary offices. |
| Cameroon 2026 Finance Law | It's the official publication of the 2026 Finance Law. | We used it to confirm the latest property tax brackets effective in 2026. We cross-checked with budget documentation for practical rates. |
| MINDCAF Official FAQ | It's the official ministry responsible for land affairs in Cameroon. | We used it to explain title withdrawal risks and due diligence requirements. We also referenced guidance on how land titles can be challenged. |
| MINDCAF Procedures Manual | It's a structured procedures document from Cameroon's land administration. | We used it to describe registry extracts and certificates buyers should request. We also supported our "what to check" section with these documents. |
| eRegulations Yaoundé | It's a structured platform documenting administrative procedures. | We used it to describe the step-by-step notary process in Cameroon. We kept the process explanation practical and easy to follow. |
| Ministry of Justice Notarial Tariff | It's the official decree on notary fee structures in Cameroon. | We used it to explain that notary fees are tariff-based and regulated. We estimated typical percentage ranges based on transaction size. |
| Afriland First Bank Retail Tariff | It's a primary bank document with explicit rate references. | We used it to anchor mortgage rate estimates for Cameroon. We triangulated with regional context for realistic ranges. |
| Société Générale Cameroun | It's a primary product description from a major bank in Cameroon. | We used it to show typical borrower conditions like income domiciliation. We did not treat it as a promise of approval for foreigners. |
| Cameroon eVisa Portal | It's the official government portal for visa applications. | We used it to clarify that property purchase does not require a special visa. We kept the visa discussion practical and straightforward. |
| DGI E-Registration Portal | It's the official portal to register taxpayers in Cameroon. | We used it to explain how to obtain a tax ID (NUI) before closing. We recommended lining up identification early to avoid delays. |
| PwC Cameroon Tax Summary | It's a respected global advisory firm's tax reference. | We used it to cross-check property tax rates and transfer duties. We also verified withholding requirements for rental income. |
| Nico Halle & Co. Law Firm | It's a comprehensive legal guide from a Cameroon-based law firm. | We used it to validate foreign ownership rules and procedural requirements. We cross-referenced with official government sources. |
| Chambers and Partners | It's a leading legal directory's investment guide for Cameroon. | We used it to confirm MINDCAF approval requirements for foreigners. We also referenced the general investment climate information. |
| Business in Cameroon | It's a business news source reporting on central bank data. | We used it to contextualize Cameroon's lending rates within the CEMAC region. We noted Cameroon's competitive 7.9% average rate. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Cameroon. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.