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
Buying property in Cameroon as a foreigner is legally possible, but it comes with specific rules and paperwork that locals do not face.
This guide covers everything from ownership rights and border zone restrictions to mortgages and what really happens during disputes.
We constantly update this blog post to reflect the latest legal and market developments 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.
Do foreigners have the same rights as locals in Cameroon right now?
Can foreigners legally buy residential property in Cameroon in 2026?
As of early 2026, foreigners can legally purchase residential property in Cameroon, but they must obtain a ministerial approval (called a "visa") that locals do not need.
Foreigners are allowed to buy titled private property, including apartments, houses, and other registered residential buildings in Cameroon.
However, there is one major geographic exception: Cameroon's land law explicitly prohibits foreigners from acquiring property in border zones near international frontiers.
This means that if you want to buy in Cameroon as a foreigner, you need to target areas well away from borders with Nigeria, Chad, Central African Republic, Equatorial Guinea, Gabon, or Republic of Congo.
We cover all these things in length in our pack about the property market in Cameroon.
Do foreigners have the exact same ownership rights as locals in Cameroon in 2026?
As of early 2026, foreigners do not have exactly the same ownership rights as Cameroonian citizens because they face an extra approval layer that locals skip entirely.
The most significant difference is that foreigners must obtain a ministerial visa from the ministry in charge of state lands before their property acquisition becomes valid in Cameroon.
Once that approval is secured, foreigners and locals share the same core rights: they can own, enjoy, and dispose of their titled property, and the Cameroonian state guarantees these rights equally.
Are there any foreigner-only restrictions in Cameroon in 2026?
As of early 2026, there are two main foreigner-only restrictions in Cameroon: the ban on buying in border zones and the mandatory ministerial visa for all property acquisitions.
The border zone restriction is the most impactful because it completely blocks foreigners from buying in areas near Cameroon's international boundaries, regardless of property type or price.
The legal basis for these restrictions comes from Cameroon's 1974 land tenure ordinance, which treats the state as guardian of all lands and requires extra oversight for foreign buyers.
The most common legal workaround foreigners use is to buy only in clearly non-restricted urban areas like central Yaoundé or Douala, where titled properties are available and the border zone question does not apply.
Can foreigners buy property freely anywhere in Cameroon, or only specific areas in 2026?
As of early 2026, foreigners cannot buy property freely anywhere in Cameroon because border zones are explicitly off-limits under the land law.
The restricted zones include areas near the borders with Nigeria, Chad, Central African Republic, Equatorial Guinea, Gabon, and the Republic of Congo, though exact boundaries can be unclear without official verification.
The main reason for this restriction is national security, as Cameroon's government wants to control foreign land ownership near its international frontiers.
The most popular areas where foreigners commonly purchase property in Cameroon include Bastos, Nlongkak, and Mfandena in Yaoundé, as well as Bonapriso, Bonanjo, and Bonamoussadi in Douala.
Can foreigners own property 100% under their own name in Cameroon in 2026?
As of early 2026, foreigners can legally own property 100% under their own name in Cameroon, provided they follow the required approval and registration process.
Foreigners can register titled residential properties, including houses and apartments, fully in their own name through the land registry system in Cameroon.
The required process involves obtaining the ministerial visa, completing a notarized deed of sale, paying registration taxes, and having the land title (titre foncier) officially transferred at the land registry office.
Is freehold ownership possible for foreigners in Cameroon right now in 2026?
As of early 2026, freehold ownership is possible for foreigners in Cameroon because the law recognizes private property with full ownership rights that can be transferred and inherited.
The key difference in Cameroon is that "freehold" effectively means holding a registered land title (titre foncier), which gives you permanent, transferable rights, while untitled or customary land offers much weaker protection.
Because freehold via land title is available, foreigners in Cameroon do not typically need alternative structures like long-term leases, though some choose company ownership for estate planning reasons.
Can foreigners buy land in Cameroon in 2026?
As of early 2026, foreigners can buy titled private land in Cameroon, but the law distinguishes sharply between registered land and untitled land, which foreigners should avoid.
Foreigners are allowed to purchase already-titled residential and commercial land in Cameroon, but agricultural land in rural areas and any untitled "national domain" land present serious legal risks.
When direct land ownership feels complicated, some foreigners use a locally registered company to hold the property, which can simplify succession planning but adds corporate compliance requirements under the OHADA legal framework.
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.
Does my nationality or residency status change anything in Cameroon?
Does my nationality change what I can buy in Cameroon right now in 2026?
As of early 2026, your specific nationality generally does not change what you can buy in Cameroon because the law treats all "persons of foreign nationality" the same way.
There are no publicly listed nationalities that face outright bans on property purchases in Cameroon, unlike some countries that restrict buyers from specific nations.
Similarly, there are no known bilateral agreements that give certain nationalities preferential treatment for residential property purchases in Cameroon, so EU, US, and UK citizens follow the same rules as everyone else.
Do EU/US/UK citizens get easier property access in Cameroon?
There is no special preferential access for EU, US, or UK citizens buying property in Cameroon, as all foreign nationals face the same ministerial visa requirement and border zone restrictions.
EU citizens have no documented advantages over other foreign buyers in Cameroon because there is no EU-Cameroon treaty granting property privileges.
Likewise, US and UK citizens follow the same process as any other foreigner, though they may find English-speaking legal assistance slightly easier to locate in major cities like Douala.
If you're American, we have a dedicated blog article about US citizens buying property in Cameroon.
Can I buy property in Cameroon without local residency?
Non-residents and tourist-visa holders can legally purchase property in Cameroon because residency is not a formal requirement under the land law.
Residents may have practical advantages over non-residents, such as easier access to local bank accounts, tax identification numbers, and faster document processing.
A tourist-visa holder buying property in Cameroon will need to complete extra steps like document legalization, possibly appointing a local representative, and navigating longer administrative timelines for the ministerial visa approval.
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.
What are the biggest legal grey areas for foreigners in Cameroon?
What are the biggest legal grey zones for foreigners in Cameroon in 2026?
As of early 2026, there are three main legal grey zones for foreign buyers in Cameroon: untitled land sold as if it were normal property, unclear border zone boundaries, and gaps between written law and actual enforcement.
The riskiest grey zone is buying untitled land because Cameroon's law makes sales of unregistered land potentially void and can even impose penalties on those involved in such transactions.
The best precaution is to buy only properties with a valid land title (titre foncier), work exclusively through a reputable notary, and verify that the property is not in a restricted border zone before signing anything.
We have built our property pack about Cameroon with the intention to clarify all these things.
Can foreigners safely buy property using a local nominee in Cameroon?
Nominee arrangements in Cameroon are legally risky because your real protection depends entirely on private contracts and your ability to enforce them in a court system that international reports describe as inconsistent.
The main risk of using a non-spouse nominee is that if they refuse to transfer the property or die unexpectedly, you may face lengthy court battles with uncertain outcomes in Cameroon.
Buying through a local spouse can feel safer emotionally, but it does not eliminate legal risk if the title is not in your name, and marital property disputes can complicate matters further.
Buying through a locally registered company is legally possible and can help with succession planning, but it requires ongoing corporate compliance under the OHADA framework and does not remove the need for a clean land title.
What happens if a foreigner dies owning property in Cameroon?
When a foreigner dies owning property in Cameroon, heirs can inherit and eventually sell the property, but the process requires clear documentation and can involve significant administrative delays.
Foreign heirs must typically provide legalized proof-of-heirship documents, often requiring apostilles or embassy certifications, and then complete the transfer process through a Cameroonian notary and the land registry.
Foreign heirs face no specific restrictions on reselling inherited property in Cameroon, provided the original ownership was properly titled and all transfer formalities are completed correctly.
The most common complication is family disputes, especially when customary expectations clash with formal documents, so the best prevention is to have a clear will and keep all land title and notarial documents organized.
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.
Can foreigners realistically get a mortgage in Cameroon in 2026?
Do banks give mortgages to foreigners in Cameroon in 2026?
As of early 2026, some banks in Cameroon do offer mortgages to foreigners, but approval is selective and much easier if you have local income or an established banking relationship, with typical loans ranging from 10 million to 100 million CFA francs (roughly 15,000 to 150,000 USD or 14,000 to 140,000 EUR).
The main eligibility requirements include having your salary or income deposited with the lending bank, providing verified employment or business documentation, and offering a substantial down payment, often 30% to 50% for non-residents.
You can also read our latest update about mortgage and interest rates in Cameroon.
Are mortgage approvals harder for non-residents in Cameroon in 2026?
As of early 2026, mortgage approvals are significantly harder for non-residents in Cameroon because banks face greater risks verifying foreign income and enforcing repayment from abroad.
Non-residents typically need a down payment of 30% to 50% (roughly 15 million to 50 million CFA francs, or 23,000 to 75,000 USD, or 21,000 to 70,000 EUR on a mid-range property), compared to potentially lower requirements for locally employed residents.
Non-residents must also provide additional documentation including legalized foreign payslips, tax returns, proof of funds, and often need to open a local bank account and demonstrate a relationship with the lender before applying.
We have a whole document dedicated to mortgages for foreigners in our Cameroon real estate pack.
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Are foreigners protected by the law in Cameroon during disputes?
Are foreigners legally protected like locals in Cameroon right now?
On paper, foreigners receive the same legal protection as locals in Cameroon because the law guarantees property rights to all owners of titled land without distinguishing by nationality.
Foreigners and locals share equal rights to take property disputes to court, enforce contracts, and seek damages when their property rights are violated in Cameroon.
The main protection gap is not in the law itself but in enforcement, as international governance indicators show that court outcomes in Cameroon can be unpredictable, which often affects foreigners more due to their limited local networks.
The most important safeguard is to ensure your property has a clean land title, use a reputable notary, and keep a complete paper trail of all payments and registrations before you buy.
Do courts treat foreigners fairly in property disputes in Cameroon right now?
Formally, Cameroonian courts apply the same property laws to foreigners and locals, but international rule-of-law assessments suggest that outcomes can be inconsistent for everyone, with foreigners sometimes feeling the impact more acutely.
A property dispute in Cameroon can take one to three years to resolve through the courts and cost anywhere from 500,000 to several million CFA francs (roughly 750 to 5,000 USD or 700 to 4,500 EUR) in legal fees, depending on complexity.
The most common disputes foreigners bring to court involve title fraud, boundary disagreements, or sellers who fail to complete the transfer process after receiving payment.
Alternative dispute resolution options include mediation through local bar associations or arbitration under OHADA rules, which can be faster and more predictable than going through the court system.
We cover all these things in our list of risks and pitfalls people face when buying property in Cameroon.
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 do foreigners say after buying in Cameroon in 2026?
Do foreigners feel treated differently during buying in Cameroon right now?
Based on available reports and our research, a significant share of foreigners, likely 40% to 60%, report feeling treated differently during the buying process in Cameroon due to extra paperwork, longer timelines, and heavier scrutiny.
The most commonly reported difference is facing more aggressive pricing or being steered toward "expat-friendly" properties in premium neighborhoods like Bastos in Yaoundé or Bonapriso in Douala.
On the positive side, many foreigners report that once they find a trustworthy notary and local advisor, the process becomes more transparent and they feel well-supported through the administrative steps.
Find more real-life feedbacks in our our pack covering the property buying process in Cameroon.
Do foreigners overpay compared to locals in Cameroon in 2026?
As of early 2026, foreigners in Cameroon typically overpay by about 5% to 15% compared to locals in high-demand urban areas, which translates to roughly 2 million to 10 million CFA francs extra (about 3,000 to 15,000 USD or 2,800 to 14,000 EUR) on a mid-range property.
The main reason is information asymmetry: foreigners often lack access to reliable local price comparables and may not know the typical negotiation norms, which sellers and agents can exploit, especially in expat-heavy neighborhoods like Bastos, Bonapriso, or Bonanjo.
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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 it's authoritative | How we used it |
|---|---|---|
| FAOLEX - Ordinance No. 74-1 | UN FAO's official legal database with the actual Cameroonian land law text. | We used it as our primary source for what foreigners can legally do. We quoted exact clauses on ministerial visas and border zone restrictions. |
| eRegulations Yaoundé | Official government-backed administrative transparency service for Cameroon. | We used it to map out the real-life buying steps and fees. We verified process logic against the land law. |
| US State Department - 2025 Investment Climate Statement | Official US government report on property rights and rule of law. | We used it to understand the gap between law and practice. We supported our risk management advice with their findings. |
| World Justice Project - Rule of Law Index | Recognized global benchmark built from household and expert surveys. | We used it to assess court fairness for foreigners. We kept our tone realistic about enforcement variability. |
| Transparency International - CPI 2024 | World's most cited corruption index with documented methodology. | We used it to explain why document verification matters. We contextualized overpayment and dispute risks. |
| Société Générale Cameroun | Major bank's own published mortgage product terms. | We used it as a benchmark for eligibility requirements. We illustrated why non-residents face extra friction. |
| Crédit Foncier du Cameroun | Public housing-finance institution and direct mortgage source. | We used it to describe mainstream housing finance options. We made the mortgage section practical for foreigners. |
| BEAC/COBAC Regulations | Official regional banking supervisor for the CEMAC zone including Cameroon. | We used it to ground mortgage discussions in actual regulations. We avoided citing rules that don't apply in Cameroon. |
| IMF - Cameroon Country Page | Primary source for country macro and financial sector monitoring. | We used it to contextualize banking and credit conditions. We kept mortgage assumptions realistic. |
| World Bank - Cameroon | International institution with standardized data and governance diagnostics. | We used it for macro context on urban demand. We anchored market structure explanations in neutral data. |
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.