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 offers foreign investors opportunities to buy property, though the process involves specific restrictions and requirements that differ from local buyers.
While foreigners can legally purchase buildings and commercial properties in Cameroon, direct land ownership often requires ministerial approval and may be limited to leasehold arrangements. The buying process involves multiple steps including due diligence, documentation, and registration, with transaction costs typically ranging from 8-15% of the property value.
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 land ownership requiring ministerial approval. The process can be completed remotely with proper documentation and local representation.
Transaction costs range from 8-15% of property value, and mortgages are available with stricter conditions including higher interest rates of 12-19% and larger deposits.
| Aspect | Foreigners | Locals |
|---|---|---|
| Land Ownership | Ministerial approval required, often leasehold | Freehold allowed |
| Physical Presence | Can buy remotely with local representation | Usually present for transactions |
| Document Requirements | Apostille and French translation often required | Standard local documents |
| Mortgage Rates | 12-19% with stricter criteria | Standard local rates |
| Transaction Costs | 8-15% of property value | Same cost structure |
| Property Taxes | Same annual property taxes | Same local tax rates |
| Popular Cities | Douala, Yaoundé, Limbe, Kribi, Buea | All major cities |
Fact-checked and reviewed by our local expert
Cedella Besong 🇨🇲
Co-Founder & CEO, CFB Holding
Can foreigners legally buy land or property in Cameroon, and what restrictions apply?
Foreigners can legally buy buildings and commercial property in Cameroon, but face significant restrictions on land ownership.
Direct land ownership by foreigners typically requires special ministerial approval from the Ministry of State Property, Surveys and Land Tenure. This approval process can take several months and involves extensive documentation and scrutiny. Without this approval, foreigners are often limited to leasehold arrangements rather than freehold ownership, particularly in sensitive areas or regions near international borders.
The restrictions are more stringent than those faced by Cameroonian nationals, who can generally acquire freehold land ownership through standard procedures. Foreign buyers also face additional administrative scrutiny and documentation requirements that local buyers do not encounter.
As of September 2025, these regulations remain in effect to protect national sovereignty over land resources while still allowing foreign investment in the property sector.
Do you need residency or a specific visa to buy property in Cameroon?
No residency status or specific visa is required for foreigners to purchase property in Cameroon.
The Cameroonian government allows non-residents to buy property as long as they comply with the standard documentation and approval processes. This policy is designed to encourage foreign investment in the real estate sector regardless of the buyer's immigration status.
However, having residency can simplify certain aspects of the process, such as opening local bank accounts for mortgage applications or handling ongoing property management. Some banks may offer more favorable mortgage terms to residents compared to non-residents.
It's something we develop in our Cameroon property pack.
Can you complete the property purchase remotely or must you be physically present?
Property purchases in Cameroon can normally be completed remotely without physical presence, provided proper legal arrangements are in place.
Remote transactions require establishing a power of attorney with a qualified local representative, typically a lawyer or notary public. All documentation must be properly notarized, apostilled, and often translated into French. The local representative will handle property inspections, document submissions, registration processes, and payment transfers on the buyer's behalf.
While physical presence is not mandatory, being in Cameroon can help expedite certain processes like property inspections, meeting with local authorities, and completing registrations at government offices. Some buyers prefer to be present for the final signing and key handover ceremonies.
Remote transactions typically take longer to complete due to international document processing and communication delays, often extending the timeline by 2-4 weeks compared to in-person transactions.
What are the exact steps and required documents for buying property?
The property buying process in Cameroon follows a structured sequence requiring specific documentation at each stage.
The complete buying process includes:1. **Property identification and preliminary agreement** - Select property and negotiate terms2. **Due diligence phase** - Verify title, boundaries, encumbrances, and legal status3. **Ministerial approval application** - Submit request for land purchase approval (if applicable)4. **Sales agreement preparation** - Draft and review comprehensive purchase contract5. **Document compilation** - Gather all required paperwork and translations6. **Contract signing and payment** - Execute final agreement and transfer funds7. **Registration and title transfer** - Complete ownership registration with local authorities8. **Tax payment and final documentation** - Pay all applicable taxes and receive final titles| Document Type | Purpose | Source |
|---|---|---|
| Valid passport | Identity verification | Buyer's home country |
| Certificate of non-encumbrance | Verify property is debt-free | Local land registry |
| Land title deed | Prove seller ownership | Seller/land registry |
| Survey plan | Define property boundaries | Licensed surveyor |
| Habitation certificate | Confirm building compliance | Local municipality |
| Tax clearance certificate | Verify tax payments current | Tax authorities |
| Proof of payment | Document fund transfer | Bank/financial institution |
Is hiring a lawyer or notary mandatory for foreign buyers?
Hiring a lawyer or notary is strongly recommended and often mandatory for foreigners buying property in Cameroon.
Legal professionals handle multiple critical functions including conducting due diligence on property titles, drafting and validating purchase contracts, confirming legal ownership status, managing the complex registration process, handling secure payment transfers and escrow services, and ensuring compliance with ministerial approval requirements. Notaries specifically formalize transactions and register ownership transfers with government authorities.
The complexity of Cameroonian property law, combined with language barriers and unfamiliarity with local procedures, makes professional legal assistance nearly essential for foreign buyers. Legal fees typically range from 1-3% of the property value, which is considered worthwhile given the risks of proceeding without proper representation.
Many foreigners who attempt to navigate the process independently encounter significant delays, legal complications, or financial losses that far exceed the cost of hiring qualified professionals from the outset.
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What are all the taxes, fees, and costs involved in buying and owning property?
Transaction costs for property purchases in Cameroon typically range from 8-15% of the total property value.
The major cost components include notary fees (usually 2-4% of property value), registration taxes (approximately 2-3%), legal fees (1-3%), government document processing charges (variable), survey and appraisal fees (0.5-1%), and translation/apostille costs for foreign documents (usually $200-800 total). Additional costs may include ministerial approval fees, property inspection fees, and bank transfer charges for international payments.
Ongoing ownership costs include annual property taxes (rates vary by municipality and property value), building maintenance fees, insurance premiums, and utility connections. When selling, capital gains tax may apply depending on the holding period and profit realized.
Foreign buyers should budget an additional 2-5% beyond the standard transaction costs to account for international document processing, extended legal procedures, and currency exchange fees.
Are mortgages available for foreigners and what are the conditions?
Mortgages are available to foreigners in Cameroon but with significantly stricter conditions than those offered to local buyers.
Foreign mortgage applicants must maintain a local bank account, provide proof of stable income (preferably from Cameroonian sources), make minimum deposits typically ranging from 20-30% of the property value, and accept higher interest rates usually ranging from 12-19% annually. Loan terms can extend up to 25 years, though most banks prefer shorter terms for foreign borrowers.
Approval requirements include comprehensive income documentation, employment verification, credit history from the applicant's home country, property appraisals, and often a local co-signer or guarantor. Banks may also require proof of other assets or investments as additional security.
Working with mortgage counseling services or having established business relationships in Cameroon significantly improves approval chances. Some banks offer more favorable terms to foreigners who have been residents for several years or who work for established international companies.
What are the fiscal implications and tax obligations for foreign property owners?
Foreign property owners in Cameroon face several ongoing tax obligations and potential fiscal implications.
Annual property taxes must be paid to local municipalities, with rates varying based on property location, size, and assessed value. Rental income from properties is subject to local income tax at standard rates, requiring annual tax declarations and payments. When selling property, capital gains tax applies based on the profit realized and the length of ownership.
Double taxation issues can occur if the owner's home country and Cameroon do not have a tax treaty in place. In such cases, property income and gains may be subject to taxation in both jurisdictions, though some countries offer foreign tax credits to offset this burden.
It's something we develop in our Cameroon property pack.
Foreign owners should consult with tax experts familiar with both Cameroonian tax law and their home country's international taxation rules to ensure proper compliance and optimize their tax position.
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.
Which cities and regions are most popular with foreign property buyers?
Five major cities dominate foreign property investment in Cameroon due to their economic opportunities, infrastructure, and lifestyle amenities.
Douala, the economic capital, attracts the highest number of foreign buyers due to its port activities, international business presence, and established expatriate communities. The city offers the most diverse property options and highest rental demand. Yaoundé, the political capital, appeals to diplomats, government contractors, and international organization employees, with steady rental markets and appreciating property values.
Limbe attracts foreigners seeking coastal lifestyle properties, with its beautiful beaches, Mount Cameroon proximity, and growing tourism sector. Kribi has emerged as a popular destination for vacation homes and rental properties, benefiting from its coastal location and developing tourism infrastructure. Buea appeals to those seeking cooler climate properties in the Southwest region, with its university town atmosphere and expat community.
These cities offer the best combination of infrastructure, security, property management services, and resale potential for foreign investors.
What is the current property price breakdown by city and region?
Property prices in Cameroon vary significantly by city, neighborhood, and property type as of September 2025.
| City | Apartment (per sqm) | House (average price) |
|---|---|---|
| Douala (prime areas) | $800-1,500 | $80,000-250,000 |
| Yaoundé (central) | $700-1,200 | $70,000-200,000 |
| Limbe (coastal) | $500-900 | $50,000-120,000 |
| Kribi (beachfront) | $400-800 | $45,000-100,000 |
| Buea (residential) | $350-600 | $35,000-80,000 |
| Bafoussam (regional) | $300-500 | $30,000-60,000 |
| Bamenda (Northwest) | $250-450 | $25,000-55,000 |
These prices reflect current market conditions and can fluctuate based on specific location, property condition, and market dynamics. Premium neighborhoods in major cities command significantly higher prices, while emerging areas offer more affordable entry points.
What are the key liveability factors, rental yields, and market forecasts?
Cameroon's main property markets offer varying combinations of liveability factors, rental returns, and growth potential for foreign investors.
Liveability factors include urban amenities like international schools, healthcare facilities, shopping centers, and restaurants, safety and security levels, infrastructure quality including roads, utilities, and internet connectivity, climate considerations, and access to recreational activities. Coastal cities like Limbe and Kribi score highest for lifestyle factors, while Douala and Yaoundé offer the best urban amenities and services.
Rental yields commonly range from 6-10% annually in prime locations, with Douala and Yaoundé generating the most consistent returns due to strong demand from expatriates and business travelers. Coastal properties often achieve higher yields during peak tourism seasons. Tourism growth has been steady in coastal regions, with government investment in infrastructure supporting long-term appreciation potential.
Property appreciation forecasts show continued steady growth in major urban centers, driven by urbanization trends, population growth, and economic development. The Cameroonian real estate market is expected to benefit from regional economic integration and infrastructure projects over the next 5-10 years.
What are the most common mistakes foreigners make when buying property?
Foreign property buyers in Cameroon frequently encounter preventable pitfalls that can result in financial losses or legal complications.
The most common mistakes include:1. **Inadequate due diligence** - Failing to properly verify property titles, boundaries, and legal status2. **Skipping ministerial approval** - Attempting to buy land without required government permissions3. **Insufficient legal representation** - Trying to navigate the complex process without qualified local lawyers4. **Underestimating total costs** - Budgeting only for purchase price without considering 8-15% transaction costs5. **Poor currency planning** - Not accounting for exchange rate fluctuations during extended transaction periods6. **Inadequate property inspection** - Buying without thorough structural and systems evaluation7. **Ignoring local market conditions** - Making decisions based on home country assumptions rather than local realitiesIt's something we develop in our Cameroon property pack.
These mistakes can be avoided by hiring reputable local lawyers and notaries, conducting comprehensive property and legal due diligence, confirming all required approvals before proceeding, budgeting appropriately for all costs and contingencies, and working with experienced local real estate professionals who understand foreign buyer needs.
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 planning, proper legal representation, and thorough understanding of local regulations, but can offer rewarding investment opportunities in a growing African market.
Success depends on working with qualified professionals, conducting comprehensive due diligence, and budgeting appropriately for all costs and requirements throughout the process.
Sources
- The AfricanVestor - Cameroon Real Estate for Foreigners
- Djoukang and Partners - How to Buy Land in Cameroon as a Foreigner
- Halle Law - Foreign Property Investment in Cameroon Legal Guide
- The AfricanVestor - Moving to Cameroon and Buying Property
- Footprint Attorneys - Buying Property in Cameroon Real Estate Law
- Lawzana - Mortgage Lawyers Cameroon
- The AfricanVestor - Cameroon Real Estate Tips for Foreigners
- Kinsmen Advocates - How to Buy Property in Cameroon