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
If you're thinking about buying a property in Cameroon, you're probably wondering whether prices are fair, whether they might drop soon, or whether you'd be buying at the wrong time.
We've dug into the latest data on Cameroon's housing market, including affordability signals, supply gaps, and neighborhood-level trends, so you can make a more informed decision.
This article covers current housing prices in Cameroon and what the data tells us about where the market is heading, and we constantly update this blog post with fresh information.
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.
So, is now a good time?
Rather yes, buying property in Cameroon in January 2026 can be a smart move, but only if you're very selective about what you buy and where.
The strongest signal supporting this is the chronic housing shortage, where Cameroon needs around 300,000 new units each year but only about 150,000 become available, which keeps demand firm in well-located areas.
Another strong signal is that fast urban population growth in Douala and Yaoundé continues to push rental and purchase demand in these two main cities.
Other important signals include the World Bank's new infrastructure and land administration project focused on Douala and Yaoundé, the absence of a leverage-driven bubble (since most purchases are cash or self-build), and ongoing cadastre modernization that may improve property documentation over time.
The best investment strategy in Cameroon right now is to focus on properly titled apartments or houses in prime neighborhoods like Bastos or Bonapriso, plan for long-term holding and rental income rather than quick flips, and prioritize reliable utilities and infrastructure access over cheap prices.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property purchase.
Is it smart to buy now in Cameroon, or should I wait as of 2026?
Do real estate prices look too high in Cameroon as of 2026?
As of early 2026, property prices in Cameroon look stretched when measured against local incomes, but this reflects structural affordability stress rather than a speculative bubble that's about to pop.
One clear signal that prices are difficult for most buyers is that the cheapest available house in Cameroon costs around CFA 17 million, while the minimum wage sits at roughly CFA 60,000 per month, meaning even the most affordable home costs more than 23 times a minimum-wage earner's annual income.
Another way to see this is through gross rental yields, which hover around 3.5% for entry-level properties in Cameroon, a level that isn't bubble territory but also doesn't compensate well for the risks of documentation issues, maintenance, and resale friction.
You can also read our latest update regarding the housing prices in Cameroon.
Does a property price drop look likely in Cameroon as of 2026?
As of early 2026, the likelihood of a sharp nationwide property price drop in Cameroon is low, mainly because the market isn't fueled by high leverage or easy credit like in countries that experience sudden crashes.
Over the next 12 months, we consider a plausible price change range in Cameroon to be somewhere between flat and a modest 5% gain in prime areas, with possible localized softness of 5 to 10% in poorly documented or remote properties that struggle to find buyers.
The single most important macro factor that could increase the odds of a price drop in Cameroon is a significant inflation spike, which would squeeze household budgets further and reduce the pool of buyers who can afford current asking prices.
Looking at recent trends, sustained high inflation isn't the baseline scenario according to IMF projections, but it remains a risk worth watching given Cameroon's exposure to import costs and regional economic pressures.
Finally, please note that we cover the price trends for next year in our pack about the property market in Cameroon.
Could property prices jump again in Cameroon as of 2026?
As of early 2026, the likelihood of a broad price surge across Cameroon is low to medium, but specific segments in prime neighborhoods of Douala and Yaoundé have a medium to high chance of continued price firmness or gains.
Over the next 12 months, the plausible upside in Cameroon's best-located, properly documented properties could reach 5 to 10%, especially in neighborhoods benefiting from infrastructure improvements and strong expat or diaspora demand.
The single biggest demand-side trigger that could drive prices higher in Cameroon is diaspora investment combined with improved land administration, which would make more properties "bankable" and attract buyers who currently sit on the sidelines due to documentation concerns.
Please also note that we regularly publish and update real estate price forecasts for Cameroon here.
Are we in a buyer or a seller market in Cameroon as of 2026?
As of early 2026, Cameroon's property market is split: it leans toward buyers for average properties with weak paperwork, but tilts toward sellers for clean-title homes in prime neighborhoods like Bastos in Yaoundé or Bonapriso in Douala.
Cameroon doesn't publish a formal months-of-inventory metric, but based on the structural shortage of quality, properly documented properties, we estimate that prime areas effectively operate with tight supply equivalent to just a few months of inventory, which typically gives sellers more negotiating power.
For properties outside prime zones or those with documentation issues, sellers often need to offer price reductions or wait much longer to find buyers, which suggests that in those segments, buyers have more leverage to negotiate.
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.
Are homes overpriced, or fairly priced in Cameroon as of 2026?
Are homes overpriced versus rents or versus incomes in Cameroon as of 2026?
As of early 2026, homes in Cameroon are significantly overpriced relative to local incomes for most households, though they appear roughly fairly priced when compared to rents for investors targeting the rental market in prime locations.
The price-to-rent ratio in Cameroon, using Housing Finance Africa's benchmark example, works out to roughly 28 times annual rent for entry-level properties, which is higher than the 15 to 20 range often considered balanced, meaning buying doesn't clearly beat renting on pure financial terms for most locals.
The price-to-income multiple in Cameroon is extreme by global standards, with even the cheapest available house costing more than 23 times the annual minimum wage, far above the 3 to 5 times ratio typically considered affordable in developed markets.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cameroon.
Are home prices above the long-term average in Cameroon as of 2026?
As of early 2026, it's difficult to say precisely whether prices are above or below a long-term average because Cameroon doesn't have an official nationwide house price index, but fundamentals like population growth and chronic undersupply suggest current price levels are structurally supported rather than inflated.
Over the past 12 months, property prices in Cameroon's prime urban areas appear to have held steady or risen modestly in nominal terms, roughly in line with or slightly above inflation, which is consistent with the pre-pandemic pattern of gradual appreciation in desirable neighborhoods.
When adjusted for inflation, real prices in Cameroon's better neighborhoods are likely near or slightly below their prior peaks from a few years ago, as rising construction costs and general inflation have eaten into purchasing power even while nominal prices stayed firm.
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What local changes could move prices in Cameroon as of 2026?
Are big infrastructure projects coming to Cameroon as of 2026?
As of early 2026, the biggest infrastructure project likely to impact property prices in Cameroon is the World Bank-backed Sustainable Cities and Land Project, which targets transformative urban infrastructure in Yaoundé and Douala along with improved land administration services, and could meaningfully lift values in neighborhoods that benefit from better roads, drainage, and titled property.
The timeline for this project shows it's already approved and funded, with implementation rolling out over the next several years, meaning buyers in affected areas of Yaoundé and Douala could start seeing improved infrastructure and land services within the next two to four years.
For the latest updates on the local projects, you can read our property market analysis about Cameroon here.
Are zoning or building rules changing in Cameroon as of 2026?
The most important change being discussed in Cameroon isn't a dramatic new zoning law, but rather the ongoing effort to modernize cadastre systems and streamline permitting procedures, which could eventually make building and transacting property faster and more predictable.
As of early 2026, these land administration improvements are expected to have a moderately positive effect on prices over time, particularly for properties that become easier to title and finance, though the impact will be gradual rather than sudden.
The areas most affected by these changes in Cameroon are likely to be the peri-urban zones around Yaoundé and Douala, places like Odza, Emana, Makepe, and Yassa, where demand is growing but documentation has historically been a barrier to formal transactions.
Are foreign-buyer or mortgage rules changing in Cameroon as of 2026?
As of early 2026, no major foreign-buyer restrictions are being introduced in Cameroon, and the direction of change is more about transparency in credit pricing through regional BEAC banking rules than about limiting who can buy property.
The most relevant regulatory framework affecting buyers in Cameroon is the CEMAC region's Total Effective Rate (TEG) rules, which require banks to disclose the true cost of credit more clearly, though this doesn't automatically make mortgages cheaper or easier to obtain.
On the mortgage side, the bigger practical change to watch in Cameroon is whether banks become more willing to lend against properly titled properties as land administration improves, which could gradually expand the pool of buyers who can access formal financing.
You can also read our latest update about mortgage and interest rates in Cameroon.
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.
Will it be easy to find tenants in Cameroon as of 2026?
Is the renter pool growing faster than new supply in Cameroon as of 2026?
As of early 2026, renter demand in Cameroon is growing faster than new rental supply, driven by rapid urban population growth and a persistent housing construction shortfall that leaves many households unable to buy.
The clearest signal of renter demand growth in Cameroon is urban population expansion, which the World Bank estimates at around 3.5% annually, meaning cities like Douala and Yaoundé add hundreds of thousands of new residents each year who need somewhere to live.
On the supply side, Housing Finance Africa estimates that Cameroon produces only about 150,000 housing units per year against demand for roughly 300,000, and much of what gets built is self-construction that doesn't immediately enter the formal rental market.
Are days-on-market for rentals falling in Cameroon as of 2026?
As of early 2026, there's no official days-on-market metric for rentals in Cameroon, but based on structural supply constraints and demand patterns, quality rentals in prime neighborhoods of Douala and Yaoundé likely let faster than they did a few years ago.
The difference in leasing speed between Cameroon's best areas and weaker locations can be substantial: a well-finished apartment in Bastos or Bonapriso might find a tenant within weeks, while a similar unit in an area with flooding issues or poor road access could sit for months.
One common reason days-on-market falls in Cameroon's prime areas is the concentration of corporate tenants, embassy staff, and international organization employees who need reliable housing and are willing to pay a premium for quality and location.
Are vacancies dropping in the best areas of Cameroon as of 2026?
As of early 2026, vacancy rates in Cameroon's best rental areas like Bastos and Nlongkak in Yaoundé or Bonapriso and Bonanjo in Douala appear to be low and likely tightening, as demand from higher-income tenants continues to outstrip the limited supply of quality, well-documented properties.
While Cameroon doesn't publish official vacancy statistics, we estimate that prime neighborhoods operate with vacancy rates well below 5%, compared to potentially much higher rates in outer areas where infrastructure and documentation issues deter tenants willing to pay market rents.
One practical sign that Cameroon's best rental areas are tightening is that landlords in neighborhoods like Akwa or Bastos increasingly require longer lease commitments or higher deposits, a shift that typically happens when demand exceeds supply and tenants have less negotiating power.
By the way, we've written a blog article detailing what are the current rent levels in Cameroon.
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Am I buying into a tightening market in Cameroon as of 2026?
Is for-sale inventory shrinking in Cameroon as of 2026?
As of early 2026, it's difficult to measure precisely whether for-sale inventory in Cameroon has changed year-over-year because there's no centralized MLS or listing database, but in prime neighborhoods, the supply of clean-title properties remains structurally tight.
We estimate that prime areas of Douala and Yaoundé effectively operate with very limited months-of-supply for properly documented properties, well below what would be considered a balanced market, though inventory outside these zones is more abundant but harder to transact.
The most likely reason inventory stays tight in Cameroon's best locations is that owners of quality, titled properties have little incentive to sell when rental yields provide steady income and finding replacement properties of similar quality is difficult.
Are homes selling faster in Cameroon as of 2026?
As of early 2026, the time to sell a property in Cameroon varies dramatically by documentation quality and location, with clean-title homes in Bastos or Bonapriso potentially selling within a few months while properties with unclear ownership chains can sit for a year or longer.
Year-over-year, selling times in Cameroon's prime segments appear roughly stable or slightly faster as demand from diaspora buyers and higher-income households remains firm, though the overall market still adjusts more through extended negotiation periods than through rapid price changes.
Are new listings slowing down in Cameroon as of 2026?
As of early 2026, we don't have confident data showing whether new for-sale listings in Cameroon are rising or falling because most supply comes through informal channels and self-construction rather than formal listing platforms.
Seasonally, Cameroon doesn't show the sharp listing patterns you'd see in temperate climates, though activity often picks up when diaspora members return for holidays and either list inherited properties or actively search for investments.
The most plausible reason new listings remain limited in Cameroon is that many property owners prefer to hold and rent rather than sell, especially when finding a replacement property of similar quality and documentation status is challenging.
Is new construction failing to keep up in Cameroon as of 2026?
As of early 2026, new construction in Cameroon is clearly failing to keep up with household demand, with Housing Finance Africa estimating an annual shortfall of roughly 150,000 units as only about half the needed housing gets built each year.
The trend in formal construction activity in Cameroon has been gradually increasing in urban areas, as evidenced by rising urban planning revenues in cities like Douala, but this growth still falls far short of what rapid urbanization requires.
The single biggest bottleneck limiting new construction in Cameroon is the combination of difficult land titling, high construction material costs driven by inflation, and limited access to developer financing, which together make formal development slow and expensive.
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.
Will it be easy to sell later in Cameroon as of 2026?
Is resale liquidity strong enough in Cameroon as of 2026?
As of early 2026, resale liquidity in Cameroon is selectively strong, meaning clean-title properties in prime neighborhoods of Douala and Yaoundé can sell within a reasonable timeframe at realistic prices, while properties with documentation issues may struggle to find buyers at any price.
For well-documented properties in desirable locations, we estimate selling times in Cameroon can range from two to six months, which is acceptable liquidity for a market without a formal MLS, though this is slower than the one to three month benchmark you'd see in highly liquid markets.
The single most important characteristic that improves resale liquidity in Cameroon is having a clean, verifiable land title, as this is what allows buyers to potentially access financing and gives them confidence that they're not buying into a legal dispute.
Is selling time getting longer in Cameroon as of 2026?
As of early 2026, selling times in Cameroon appear to be getting longer for properties where sellers anchor to aspirational prices while buyers face tighter budgets due to inflation and limited credit access.
The realistic range for selling time in Cameroon currently spans from as little as two months for correctly priced, well-titled properties in Bastos or Bonapriso, to well over a year for properties with documentation issues or in locations with inconsistent demand.
One clear reason selling times lengthen in Cameroon is the affordability squeeze: when household budgets are pressured by inflation and incomes don't keep pace, the pool of buyers who can meet asking prices shrinks, and sellers must either wait or reduce their expectations.
Is it realistic to exit with profit in Cameroon as of 2026?
As of early 2026, the likelihood of exiting with a profit in Cameroon is medium, achievable if you buy the right property in the right location and hold for long enough to let rental income and modest appreciation work in your favor.
The minimum holding period that typically makes exiting with profit realistic in Cameroon is around five to seven years, which gives you time to absorb transaction costs and benefit from the structural demand pressures that support prices in good locations.
Total round-trip transaction costs in Cameroon, including notary fees, registration, agency commissions, and taxes, typically run between 15 and 20% of property value (roughly CFA 2.5 to 3.5 million on a CFA 17 million entry-level property, or about USD 4,000 to 5,700 and EUR 3,700 to 5,300).
The single factor that most increases your profit odds in Cameroon is buying a property with clear title documentation in a neighborhood with consistent rental demand, as this combination ensures you can generate income while holding and find buyers when you're ready to sell.
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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 |
|---|---|---|
| Housing Finance Africa | Specialist housing research organization with transparent, detailed country profiles. | We used their Cameroon profile for housing deficit figures, affordability benchmarks, and land titling realities. We treated it as our core housing fundamentals source. |
| Cameroon National Institute of Statistics (INS) | Cameroon's official government statistics agency. | We used their CPI data to understand inflation pressures on households and construction costs. We cross-checked their figures with IMF macro data. |
| World Bank | Global development institution with rigorous data standards. | We used their population and urbanization data to frame demand pressure. We also relied on their infrastructure project documents for Yaoundé and Douala. |
| International Monetary Fund (IMF) | Primary source for macro-economic assessments used by governments and investors. | We used their Cameroon staff reports to understand macro risks that affect property markets. We focused on growth, inflation, and fiscal constraint factors. |
| Knight Frank | Major global real estate consultancy with established Africa research practice. | We used their Africa Report for high-end market texture and neighborhood-level demand signals. We did not treat it as a price index, only as segment triangulation. |
| BEAC (Central Bank) | Regional central bank for the CEMAC zone including Cameroon. | We used their regulations on credit disclosure and interest rates. We relied on them to explain the mortgage and financing environment. |
| African Development Bank | Major multilateral development bank with detailed project evaluations. | We used their PAMOCCA project report on cadastre modernization. We connected land security improvements to transaction speed and resale liquidity. |
| Crédit Foncier du Cameroun | Cameroon's public housing finance institution. | We used them to ground the reality of constrained housing finance. We triangulated financing constraints with HFA and BEAC data. |
| MINHDU (Ministry of Housing) | Official ministry responsible for housing and urban development in Cameroon. | We used their policy signals to identify government priorities. We treated their information as policy intent rather than guaranteed outcomes. |
| World Bank Open Data | Publicly accessible global development indicators from a trusted institution. | We used their population and urban growth data to quantify demand pressure. We linked demographic trends to housing supply gaps. |
| INS OpenData | Republishes official INS datasets in structured, verifiable format. | We used it to validate that CPI data series exist and are updated. We sanity-checked inflation figures against PDF releases. |
| Business in Cameroon | Long-running business outlet that reports figures from public bodies. | We used their reporting on urban planning activity as a proxy for construction trends. We treated it as supporting evidence only. |
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.