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 requires navigating a complex legal framework where foreigners face specific restrictions and procedures that demand careful attention to avoid costly mistakes.
The purchase process involves multiple government offices, mandatory due diligence at MINDCAF (Ministry of State Property, Surveys, and Land Tenure), notarial services, and strict adherence to local regulations to ensure legitimate ownership transfer. Understanding the distinction between customary and statutory land ownership, proper payment procedures, and common fraud schemes is essential for a successful property acquisition in Cameroon's real estate market.
If you want to go deeper, you can check our pack of documents related to the real estate market in Cameroon, based on reliable facts and data, not opinions or rumors.
Foreigners can buy property in Cameroon but face restrictions on direct land ownership, requiring ministerial approval for freehold land purchases.
The purchase process involves mandatory verification at MINDCAF, notarial services, public inquiry periods, and payment of registration duties ranging from 1-15% of property value.
| Purchase Stage | Key Requirements | Government Office |
|---|---|---|
| Due Diligence | Title search, ownership verification | MINDCAF Land Registry |
| Sale Agreement | Notarized contract, seller ID verification | Local Council, Notary |
| Property Survey | Cadastral mapping, boundary confirmation | Certified Surveyor |
| Public Inquiry | Community notice period | Land Board, Divisional Officer |
| Payment & Taxes | Registration duty 1-15%, stamp duty | Treasury, Notary Office |
| Final Registration | Deed registration, certificate collection | MINDCAF Land Registry |
Fact-checked and reviewed by our local expert
Cedella Besong 🇨🇲
Co-Founder & CEO, CFB Holding
How do I check if foreigners are allowed to buy property in Cameroon?
Foreigners are legally permitted to purchase property in Cameroon, but with significant restrictions on direct land ownership that require careful navigation.
You can freely buy houses, apartments, and commercial buildings in most areas of Cameroon except sensitive border regions. However, direct freehold land ownership typically requires special ministerial approval from the Ministry of State Property, Surveys, and Land Tenure (MINDCAF).
Most foreign property purchases in Cameroon are structured as leasehold arrangements rather than outright land ownership. This means you own the building but lease the land from the state for extended periods, usually 25-99 years depending on the agreement.
To verify your eligibility for a specific property, visit MINDCAF offices in Yaoundé or regional offices in major cities like Douala. They will confirm whether the property you're interested in can be sold to foreigners and what approval processes are required.
It's something we develop in our Cameroon property pack.
What are the main types of property ownership in Cameroon?
Cameroon recognizes three distinct types of property ownership that determine your legal rights and the purchase process you'll follow.
| Ownership Type | Legal Status | Transferability |
|---|---|---|
| Private (Statutory) Ownership | Formally registered with state, official land certificate | Full legal transferability, court-enforceable |
| Customary Ownership | Governed by traditional leaders, no state registration | Limited legal enforcement, family/community rights |
| Leasehold | State-granted long-term use rights | Transferable with government approval |
| State Land | Government-owned property | Available for lease or concession only |
| Public Domain | Reserved for public use | Not available for private ownership |
How do I verify that the land title or deed is valid and not disputed?
Title verification is mandatory and must be conducted through official government channels to avoid purchasing disputed or fraudulent property.
Visit MINDCAF's Land Registry office to conduct an official title search using the property's cadastral reference number or coordinates. This search reveals the legal owner, any liens, mortgages, or encumbrances, and whether the property is subject to any legal disputes.
Request the seller to provide their land certificate, tax clearance certificate, and proof of identity. Cross-reference these documents with MINDCAF records to ensure authenticity. Check that property taxes are current and that no outstanding debts exist against the property.
Examine the ownership chain by reviewing previous transfers and ensuring each transaction was properly recorded. Look for any gaps in the ownership history or suspicious transfers that could indicate fraudulent activity.
Commission a certified surveyor to verify the property boundaries match the official cadastral records and that no encroachments or boundary disputes exist with neighboring properties.
What government office do I need to visit to confirm ownership and boundaries?
The Ministry of State Property, Surveys, and Land Tenure (MINDCAF) is the primary government office responsible for all land ownership and boundary verification in Cameroon.
Visit MINDCAF's Land Registry division in Yaoundé for national records or the regional MINDCAF offices in cities like Douala, Bafoussam, Bamenda, or Garoua for properties in their respective regions. These offices maintain official cadastral maps, land certificates, and ownership records.
The Survey Department within MINDCAF handles boundary verification and cadastral mapping services. You'll need to engage their certified surveyors to confirm property boundaries and install boundary beacons if required.
For properties in urban areas, also check with the local council (commune) offices, as they maintain additional records for urban planning permissions and building permits that may affect property use.
Regional Divisional Officers also maintain records for public inquiry processes and can provide information about any community objections or disputes related to specific properties.
What are the exact steps to draft and sign a sale agreement?
The sale agreement process in Cameroon follows a structured legal framework that requires specific documentation and official validation at multiple stages.
- Negotiate all terms including purchase price, payment schedule, completion date, and any conditions precedent with the seller
- Verify seller's identity, legal capacity to sell, and gather all required property documents including land certificate and tax clearance
- Draft the preliminary sale agreement (compromis de vente) outlining all agreed terms, property description, and seller warranties
- Have the agreement reviewed by your lawyer and translated if necessary to ensure you understand all provisions
- Sign the agreement in the presence of witnesses and have it legalized at the local council offices
- Pay the agreed deposit (typically 10-30% of purchase price) and obtain official receipts for all payments
- Engage a notary to prepare the final deed of conveyance (acte de vente) based on the sale agreement terms
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How do I handle payments - is there an escrow process or direct payment?
Property payments in Cameroon typically go directly to the seller, as formal escrow services are not widely available in the country's real estate market.
Payments are usually structured in two stages: an initial deposit of 10-30% upon signing the sale agreement, followed by the balance at completion when the deed is signed. Always insist on official receipts for every payment and maintain detailed records of all transactions.
To protect your funds, consider having your lawyer or notary hold the deposit in their client account until completion conditions are met. Some established notaries offer informal escrow-like services where they hold funds until all legal requirements are satisfied.
Use bank transfers rather than cash payments whenever possible, as this provides better documentation and fraud protection. If large cash payments are unavoidable, ensure multiple witnesses are present and obtain detailed receipts.
Never make any payments before completing your due diligence at MINDCAF and receiving confirmation that the seller has clear legal title to transfer the property.
What taxes and fees must I pay and when are they due?
Property purchase in Cameroon involves several mandatory taxes and fees that typically total 8-15% of the property value.
| Tax/Fee Type | Rate | When Due |
|---|---|---|
| Registration Duty | 1-15% of property value | At deed registration |
| Stamp Duty | Variable based on document value | On sale documents |
| Notary Fees | 2-5% of property value | At deed execution |
| Survey Fees | Fixed rate by property size | Before completion |
| Legal Fees | 1-3% of property value | Throughout process |
| Annual Property Tax | 0.1% of assessed value | Yearly after purchase |
How do I officially register the property in my name?
Property registration in Cameroon is a multi-step process that officially transfers ownership and updates government records in your name.
Your notary will prepare the final deed of conveyance (acte de vente définitif) incorporating all terms from your sale agreement and ensuring compliance with Cameroonian property law. This deed must be signed by both parties in the notary's presence.
The notary then submits the deed to MINDCAF's Land Registry along with payment of all required registration duties and fees. The Land Registry updates the official cadastral records and property register to reflect your ownership.
After registration is complete, collect your updated land certificate from the Land Registry showing your name as the legal owner. This certificate serves as official proof of ownership and should be kept in a secure location.
Ensure all tax obligations are current and obtain updated property tax records showing your responsibility for future annual property tax payments.
What role does a notary play and how do I choose one?
Notaries in Cameroon serve as essential legal officers who authenticate property transactions, ensure compliance with property laws, and provide legal security for real estate purchases.
The notary verifies all parties' identities and legal capacity, authenticates all documents including land certificates and sale agreements, prepares the final deed of conveyance, and registers the property transfer with MINDCAF. They also ensure all taxes and fees are properly calculated and paid.
Choose a notary who is officially accredited by Cameroon's Ministry of Justice and has extensive experience in property law and foreign buyer transactions. Verify their credentials through the local bar association and check their reputation with other professionals in the real estate industry.
Select a notary who speaks your language or provides reliable translation services, maintains proper professional indemnity insurance, and demonstrates transparency about fees and processes throughout the transaction.
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What are the most common scams and fraudulent practices?
Property fraud in Cameroon typically involves fake documentation, multiple sales of the same property, and sellers who lack legitimate ownership rights.
- Fake land certificates and forged government stamps that appear authentic but are not registered in official MINDCAF records
- Sellers who claim ownership of customary land that cannot be legally transferred to foreigners without proper state registration
- Multiple sales where the same property is sold to different buyers simultaneously, often targeting foreigners unfamiliar with local verification processes
- Properties under active dispute or family claims where the seller does not have clear legal authority to transfer ownership
- Advance fee scams requiring upfront payments for property viewing or documentation before any legitimate verification has occurred
How do I avoid family disputes over property sales?
Family disputes over property sales are common in Cameroon, particularly with customary land where multiple family members may have traditional rights to the same property.
Verify that all legal owners and beneficiaries are parties to the sale by reviewing family records and obtaining written consent from all potential heirs. This is particularly important for inherited property or land held under customary tenure.
Follow the mandatory public inquiry process where notice of the intended sale is posted publicly for a specified period, allowing family members or community members to raise any objections before the sale is finalized.
Document all family consultations and obtain written statements from family heads or traditional leaders confirming their support for the sale and absence of any family objections.
Conduct thorough searches at MINDCAF to identify any registered family claims or restrictions on the property that could affect future ownership or use rights.
What mistakes do foreigners commonly make when buying property?
Foreign buyers in Cameroon frequently make costly errors by failing to understand local property laws and rushing through the purchase process without proper due diligence.
- Relying on informal documents or verbal agreements instead of conducting official title searches at MINDCAF
- Failing to engage experienced local legal counsel and notaries who understand Cameroonian property law
- Making payments before completing proper verification of ownership and ensuring clear title transfer
- Not understanding the difference between customary and statutory land ownership and their respective limitations
- Ignoring the public inquiry process and community rights that could lead to future disputes
- Assuming property ownership rights are similar to their home country without understanding Cameroon's specific restrictions on foreign ownership
- Not budgeting adequately for all required taxes, fees, and legal costs which can reach 15% of property value
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.
Buying property in Cameroon as a foreigner requires careful navigation of complex legal requirements and mandatory government approvals.
Success depends on thorough due diligence at MINDCAF, engaging qualified local professionals, and understanding the restrictions on foreign land ownership in Cameroon's real estate market.
It's something we develop in our Cameroon property pack.
Sources
- TheAfricanVestor - Moving to Cameroon: Buy Property Guide
- TheAfricanVestor - Cameroon Real Estate for Foreigners
- Halle Law - Foreign Property Investment in Cameroon Legal Guide
- Djoukang & Partners - How to Buy Land in Cameroon as a Foreigner
- Generis Online - Understanding Property Ownership Rights in Cameroon
- Kinsmen Advocates - Documents Required for Land Purchase in Cameroon
- Djoukang & Partners - Procedure in Obtaining a Land Title in Cameroon
- Treasury Public Cameroon - MINDCAF Ministry Information