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Foreign nationals face significant restrictions when attempting to own land outright in Cameroon due to the country's strict land ownership laws. The 1974 Land Tenure Ordinance reserves full land ownership rights primarily for Cameroonian citizens, forcing foreigners to rely on leasehold arrangements or joint ventures with local partners. Understanding these restrictions is crucial for any foreign investor considering property investment in Cameroon's real estate market.
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Cameroon's land ownership laws strictly limit foreign nationals to leasehold arrangements, with approximately 97% of the country's land classified as State or National land that cannot be privately owned outright.
The primary legal framework governing these restrictions stems from the 1974 Land Tenure Ordinance, which reserves freehold ownership rights exclusively for Cameroonian citizens.
| Ownership Type | Available to Foreigners | Maximum Duration |
|---|---|---|
| Freehold Land Ownership | No (except rare exceptions) | N/A |
| Leasehold Land Rights | Yes | Up to 99 years |
| Building Ownership (without land) | Yes | Indefinite (with valid lease) |
| Joint Venture Partnership | Yes (with Cameroonian citizen) | Per agreement terms |
| State Land | Lease only | Government determined |
| National Land | Lease only | Government determined |
| Private Land | Very limited access | Case-by-case basis |
Fact-checked and reviewed by our local expert
Cedella Besong 🇨🇲
Co-Founder & CEO, CFB Holding
What specific laws prevent foreigners from owning land outright in Cameroon?
The 1974 Land Tenure Ordinance serves as the primary legal framework that restricts foreign land ownership in Cameroon.
This ordinance explicitly reserves outright land ownership rights to Cameroonian citizens only. Foreign nationals can acquire land use rights through registered leaseholds but are prohibited from obtaining freehold title ownership. The ordinance governs all land transactions and establishes the legal foundation for land administration throughout the country.
As of September 2025, statutory land laws work in conjunction with the 1974 ordinance to maintain these restrictions. The legal framework ensures that while foreigners can access land through leasing mechanisms, they cannot achieve the same ownership status as Cameroonian nationals. This creates a two-tier system where citizenship directly determines the level of property rights available.
The ordinance also empowers land administration authorities to enforce these restrictions and annul any transactions that attempt to circumvent the foreign ownership prohibitions.
How does the Cameroonian Constitution address land ownership by non-citizens?
The Cameroonian Constitution does not explicitly address land ownership rights for non-citizens in its text.
Instead, the Constitution defers land ownership specifics to ordinary statutory law, primarily the 1974 Land Tenure Ordinance. This means the Constitution neither provides specific privileges nor imposes direct prohibitions on foreign land ownership. The constitutional framework establishes the legal hierarchy where statutory laws govern property rights.
This constitutional approach allows the government to maintain flexibility in land policy through legislative measures rather than constitutional mandates. The absence of specific constitutional provisions regarding foreign land ownership means that changes to these restrictions could potentially be made through statutory amendments rather than constitutional reforms.
The Constitution does establish general property rights principles, but these are interpreted through the lens of citizenship requirements established in subsidiary legislation.
Are there any exceptions that allow foreigners to own land outright?
Very limited exceptions exist that may permit foreign land ownership under strict government permissions.
These exceptional cases typically involve significant investment projects that serve national economic interests or special bilateral agreements. However, such exceptions require explicit government approval and are granted on a case-by-case basis. The approval process involves multiple government agencies and extensive documentation of the investment's economic benefits to Cameroon.
Most foreign investors cannot rely on these exceptions due to their restrictive nature and uncertain approval processes. The government maintains discretionary power over granting such exceptions, and there are no guaranteed pathways for ordinary foreign investors to obtain freehold ownership rights. Even when exceptions are granted, they often come with specific conditions and performance requirements.
It's something we develop in our Cameroon property pack.
What percentage of land in Cameroon is restricted for foreign ownership?
Approximately 97% of Cameroonian land is classified as State or National land, making it technically unavailable for private ownership by foreigners.
This means that the vast majority of land in Cameroon remains under state control and can only be accessed by foreigners through leasehold arrangements. State and National lands require government approval for any transfer of rights, and foreigners are limited to lease agreements rather than ownership transfers.
Private land represents less than 5% of the country's total land area, and even this small portion is primarily accessible to Cameroonian nationals. Foreign access to private land is extremely limited and subject to the same citizenship restrictions established in the 1974 Land Tenure Ordinance.
The high percentage of state-controlled land reflects Cameroon's centralized land management approach, where the government maintains significant control over land allocation and use rights across the country.
| Land Classification | Percentage of Total Land | Foreign Access Level |
|---|---|---|
| State Land | ~85% | Lease only |
| National Land | ~12% | Lease only |
| Private Land | <5% | Very limited |
| Customary Tenure Land | Varies by region | No direct access |
| Agricultural Reserved Land | ~15% | Strictly prohibited |
| Strategic/Border Areas | ~5% | Completely restricted |
| Urban Development Zones | ~3% | Lease only |
How is land ownership categorized in Cameroon?
Land in Cameroon is classified into three main categories: State land, National land, and Private land.
State land represents the largest category and includes all land that belongs directly to the government. This includes urban areas, industrial zones, and strategic locations. National land encompasses rural areas, agricultural zones, and land under traditional management that hasn't been formally titled. Private land consists of individually owned parcels that have been formally registered and titled.
The classification system determines access rights and transfer mechanisms for different types of land. State and National lands can only be accessed through government-approved leasing arrangements, while Private land theoretically allows for direct ownership transfers between Cameroonian citizens. Foreign nationals are restricted to leasing arrangements regardless of the land classification.
Additionally, some land operates under customary tenure systems, where traditional authorities manage access and use rights according to local customs and practices.
Can foreigners lease land in Cameroon, and for how long?
Yes, foreigners can lease land in Cameroon, with lease terms commonly ranging from 5 to 99 years depending on the project type and government approval.
Urban residential leases typically range from 5 to 20 years, while commercial and large-scale development projects may secure longer lease terms of up to 99 years. The specific duration depends on the nature of the investment, the location, and the terms negotiated with government authorities. Lease agreements are contractually determined, and the law does not set strict upper limits, though longer leases require explicit government consent.
Lease terms and conditions are subject to government oversight and must comply with local regulations. Foreign lessees must demonstrate legitimate investment intent and may be required to meet specific development milestones or performance criteria. The leasing process involves formal applications, due diligence procedures, and official registration with land administration authorities.
Lease renewals are possible but not guaranteed, and renewal terms may be subject to renegotiation and updated conditions based on prevailing regulations at the time of renewal.
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What legal processes must foreigners follow to obtain land rights?
Foreigners must complete a comprehensive legal process that includes government application, investment demonstration, due diligence, and formal lease registration.
The process begins with submitting a formal application to the appropriate government land administration authorities, clearly stating the intended use and investment plans. Applicants must provide detailed financial documentation demonstrating their capacity to fulfill the proposed investment commitments. This includes bank statements, business plans, and proof of funding sources.
Due diligence procedures involve land title investigations and notarial verification to ensure the land is available for leasing and free from disputes. Government approval of lease terms is mandatory for foreign parties, and this approval process can take several months depending on the complexity of the proposed project and the responsiveness of various government agencies involved.
Final registration requires completion of all documentation, payment of applicable fees and taxes, and formal recording of the lease agreement with the land registry. Foreign applicants often benefit from engaging local legal counsel to navigate the bureaucratic requirements and ensure compliance with all applicable regulations.
What are the requirements for foreigners to partner with Cameroonian citizens for land ownership?
Foreigners can partner with Cameroonian nationals through officially registered joint ventures or partnerships that must be transparent and legally compliant.
Partnership arrangements require formal business registration with Cameroonian authorities, clearly defined ownership structures, and explicit documentation of each party's contributions and responsibilities. The Cameroonian partner must be a citizen in good standing with the legal capacity to own land under domestic law. Partnership agreements must specify the terms of the collaboration, profit-sharing arrangements, and decision-making processes.
These partnerships provide a common workaround for accessing private ownership channels, but they carry inherent risks related to partner reliability and legal compliance. The foreign partner typically contributes financial resources while the Cameroonian partner provides the legal capacity for land ownership. However, disputes between partners can complicate property rights and investment security.
Government authorities may scrutinize partnership arrangements to ensure they are genuine business collaborations rather than nominee arrangements designed to circumvent foreign ownership restrictions. Attempting to use nominee arrangements where the Cameroonian partner is merely a front for foreign ownership can result in forfeiture of property rights.
It's something we develop in our Cameroon property pack.
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How does the government regulate land transactions involving foreigners?
The government regulates foreign land transactions through land administration authorities who have wide discretionary power to approve, monitor, and enforce compliance.
Land administration authorities oversee all aspects of foreign land transactions, from initial applications through ongoing compliance monitoring. These authorities can annul or refuse registration of transactions that violate foreign ownership restrictions or fail to meet regulatory requirements. The regulatory framework includes regular reporting requirements for foreign lessees and periodic reviews of lease compliance.
Government oversight extends to transaction pricing, development commitments, and adherence to approved land use plans. Foreign investors must demonstrate ongoing compliance with lease terms and may face penalties or lease termination for violations. The authorities maintain databases of foreign land holdings and monitor changes in ownership structures or control.
Enforcement mechanisms include the power to investigate suspected violations, impose fines, and ultimately revoke land rights for non-compliance. The government also regulates currency transfers related to land transactions and may require approval for significant lease payments or property-related investments.
Are there specific regions where foreigners can own or lease land without restrictions?
No specific regions in Cameroon allow foreigners unrestricted land ownership or leasing rights.
Foreign ownership restrictions apply countrywide under the national legal framework established by the 1974 Land Tenure Ordinance. While enforcement and implementation may vary locally depending on administrative capacity and local practices, the fundamental legal restrictions remain consistent across all regions. Some areas may have more streamlined administrative processes, but this does not constitute an exemption from the basic ownership restrictions.
Certain regions face additional restrictions beyond the standard foreign ownership limitations. Agricultural areas, border regions, and strategically sensitive locations have enhanced restrictions that further limit foreign access. Areas under customary tenure systems may have additional procedural requirements that complicate foreign access to land rights.
The consistency of restrictions across regions reflects the centralized nature of Cameroon's land administration system, where national laws supersede local variations in implementation or interpretation.
What impact do these laws have on foreign investment in Cameroon?
Land ownership restrictions create significant obstacles to large-scale foreign investment in Cameroon's real estate and agricultural sectors.
The leasing-only regime limits investor confidence and complicates financing arrangements for long-term development projects. International investors often prefer freehold ownership for security and financing purposes, making Cameroon less attractive compared to countries with more liberal foreign ownership policies. Limited ownership rights also affect the resale value and liquidity of property investments for foreign nationals.
These restrictions particularly impact agricultural investment, where long-term land security is crucial for crop development and infrastructure investment. Foreign agricultural investors face uncertainty about lease renewals and may be reluctant to make significant capital improvements on land they cannot own outright. The restrictions also complicate multinational corporate real estate strategies and may deter foreign companies from establishing significant physical presence in Cameroon.
However, some investors adapt by structuring investments through local partnerships or focusing on business models that work within the leasing framework. The government periodically considers reforms to attract more foreign investment while maintaining sovereignty over land resources.
It's something we develop in our Cameroon property pack.
How does the government enforce land ownership laws concerning foreign nationals?
The Cameroonian government enforces land ownership laws through land administration authorities who conduct investigations, monitor compliance, and impose penalties for violations.
Enforcement mechanisms include regular audits of foreign land holdings, investigation of suspected nominee arrangements, and verification of partnership structures involving foreign investors. Land administration authorities have the power to annul improper acquisitions and refuse registration of transactions that violate foreign ownership restrictions. The government maintains databases to track foreign land interests and identify potential violations.
Penalties for non-compliance can include forfeiture of property rights, financial penalties, and criminal charges in cases of fraudulent transactions. Foreign nationals attempting to circumvent ownership restrictions through nominee arrangements face particular risk of property forfeiture. The enforcement system also includes coordination between land administration authorities, immigration services, and tax authorities to identify and investigate suspicious transactions.
As of September 2025, enforcement varies in intensity across different regions and may be influenced by local administrative capacity and political priorities. However, the legal framework provides authorities with substantial power to investigate and penalize violations of foreign ownership restrictions.
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.
Foreign land ownership restrictions in Cameroon represent a significant consideration for international real estate investors.
Understanding these limitations and available alternatives is essential for making informed investment decisions in the Cameroonian property market.
Sources
- The African Investor - Cameroon Real Estate for Foreigners
- CFB Holding - Buying Property in Cameroon Foreigner Guide
- Halle Law - Foreign Property Investment in Cameroon Legal Guide
- ACCORD - Conflict Over Land Ownership
- Constitute Project - Cameroon Constitution 2008
- Dayspring Law - Housing Law Real Estate Property Transactions
- Generis Online - Real Estate and Property Law in Cameroon
- SlideShare - Legal Framework of Land Ownership in Cameroon
- Taylor & Francis - Land Ownership Studies Cameroon
- CIFOR-ICRAF - Land Ownership Publication