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Douala property prices reflect the city's position as Cameroon's economic capital.
As of September 2025, city center apartments average $1,890 per square meter, while suburban properties cost around $920 per square meter. The market shows strong fundamentals with rental yields reaching 13.2% in suburban areas and a housing deficit exceeding 2.5 million units driving continued demand.
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.
Douala's property market remains attractive despite high prices, with city center apartments at $1,890/m² and suburban properties at $920/m².
Strong rental yields of 10.3-13.2% and projected 5% annual appreciation through 2029 make it compelling for investors.
| Property Type | Price per m² | Rental Yield |
|---|---|---|
| City Center Apartments | $1,890 | 10.3% |
| Suburban Properties | $920 | 13.2% |
| 1-Bedroom (City Center) | $746/month rent | - |
| 3-Bedroom Apartment | $1,743/month rent | - |
| Transaction Costs | 8-15% of price | - |
| Mortgage Rates | 12-19% | - |
| Vacancy Rate | 2-4% | High Demand |
What is the current average price per square meter for apartments in Douala?
Douala apartment prices vary significantly based on location within the city.
As of September 2025, city center apartments command an average price of $1,890 per square meter. These premium locations offer proximity to business districts, international hotels, and major commercial areas.
Suburban properties present a more affordable option at approximately $920 per square meter. These areas include neighborhoods like Makepe, Bonamoussadi, and other developing zones outside the central business district.
The price differential of over 100% between city center and suburban areas reflects the premium placed on central locations.
It's something we develop in our Cameroon property pack.
How attractive are rental yields for property investors in Douala?
Douala's rental market delivers exceptional returns compared to many international property markets.
City center apartments generate rental yields of approximately 10.3%, which significantly exceeds yields in most developed markets. These properties attract expatriate professionals, business executives, and affluent local tenants.
Suburban properties offer even higher returns, with rental yields reaching up to 13.2%. The combination of lower purchase prices and steady rental demand creates this attractive yield environment.
The strong yields reflect Cameroon's growing economy, limited quality housing supply, and increasing urbanization trends driving rental demand.
How have Douala property prices evolved over the past five years?
Douala's property market has experienced substantial appreciation over the recent five-year period.
Property values have increased by 20-30% between 2020 and 2025, representing an average annual growth rate of 4-6%. This appreciation stems from several key factors driving market fundamentals.
Urbanization has been a primary catalyst, with rural populations migrating to Douala for employment opportunities. Infrastructure development, including road improvements and utility expansions, has enhanced property values across various neighborhoods.
Economic growth in Cameroon's port city has attracted both domestic and international businesses, creating increased demand for quality residential and commercial properties.
Limited land availability in prime locations has further contributed to price appreciation as supply struggles to meet growing demand.
What are the projected property appreciation rates for Douala through 2029?
Douala's property market outlook remains positive with projected steady growth through the forecast period.
Market analysts project an annual appreciation rate of 5% through 2029, supported by fundamental supply-demand imbalances. This forecast reflects continued economic development and population growth in Cameroon's commercial capital.
Strong demand drivers include ongoing urbanization, infrastructure investments, and Douala's role as the primary economic hub for Central Africa. The port city's strategic importance for regional trade supports long-term property value growth.
Limited supply of quality housing relative to demand provides underlying support for sustained price appreciation. New construction struggles to keep pace with population growth and rising income levels.
How do Douala property prices compare with other Cameroonian cities?
| City | City Center Price/m² | Market Position |
|---|---|---|
| Douala | $1,890 | Highest in Cameroon |
| Yaoundé | $1,200-1,400 | Second highest |
| Bafoussam | $600-800 | Regional center |
| Bamenda | $500-700 | Secondary market |
| Garoua | $400-600 | Northern hub |
| Limbe | $700-900 | Coastal town |
| Kribi | $800-1,000 | Port development |
What are typical monthly rental rates for apartments in Douala?
Douala's rental market reflects the city's status as Cameroon's economic center with corresponding rental rates.
One-bedroom apartments in the city center command approximately 517,564 CFA francs ($746) per month as of September 2025. These units typically feature modern amenities, security, and proximity to business districts.
Three-bedroom apartments rent for around 1,089,632 CFA francs ($1,743) monthly. These larger units appeal to expatriate families, senior executives, and affluent local families requiring additional space.
Suburban properties offer more affordable rental options, with one-bedroom units starting around 300,000-400,000 CFA francs ($432-576) monthly. Three-bedroom suburban apartments typically rent for 600,000-800,000 CFA francs ($864-1,152).
It's something we develop in our Cameroon property pack.
How does Douala's housing deficit impact property prices?
Douala faces a severe housing shortage that fundamentally drives property market dynamics.
The city confronts a housing deficit exceeding 2.5 million units, creating persistent upward pressure on both purchase prices and rental rates. This massive shortage affects all housing segments from affordable to luxury properties.
Population growth consistently outpaces new construction, with rural-urban migration adding approximately 200,000-300,000 new residents annually. Limited land availability and complex development approval processes constrain supply responses.
The deficit particularly impacts middle-income housing, where demand far exceeds available inventory. This shortage drives competition among buyers and tenants, supporting continued price appreciation.
Government initiatives to address housing shortages remain insufficient relative to demand growth, ensuring the deficit will persist as a price-supporting factor for years ahead.
What transaction costs should buyers expect when purchasing property in Douala?
Property purchase transaction costs in Douala add significant expenses beyond the base property price.
Total transaction costs typically range from 8-15% of the property's purchase price, covering various fees and taxes required for legal ownership transfer. These costs vary based on property value, location, and specific transaction circumstances.
Transfer taxes represent the largest component, typically 2-5% of the purchase price. Notary fees for legal documentation and registration add another 2-3%. Property registration costs with government authorities contribute 1-2%.
Additional expenses include property surveys, legal due diligence, and administrative processing fees. Foreign buyers may face additional documentation requirements and associated costs.
Buyers should budget these transaction costs carefully as they represent substantial additional investment beyond the advertised property price.
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How do mortgage interest rates in Douala affect property affordability?
Douala's mortgage market presents challenges for buyers due to high interest rate environment.
Mortgage interest rates range from 12-19%, significantly higher than rates in many international markets. These elevated rates reflect Cameroon's monetary policy, inflation environment, and banking sector risk assessments.
High interest rates substantially impact property affordability by increasing monthly payment obligations. A $100,000 mortgage at 15% interest requires approximately $1,264 monthly payments over 30 years.
Limited mortgage availability further constrains buyer access, with banks requiring substantial down payments of 30-50% and strict income verification. Many property purchases rely on cash transactions or alternative financing arrangements.
The high-rate environment favors cash buyers and investors with access to lower-cost capital sources, potentially limiting market participation by middle-income buyers dependent on mortgage financing.
What does the vacancy rate indicate about Douala's rental market?
Douala's exceptionally low vacancy rate demonstrates strong rental market fundamentals.
The current vacancy rate of 2-4% indicates a tight rental market with high demand for available properties. This low rate reflects the substantial housing deficit and growing tenant population.
Landlords benefit from strong negotiating positions due to limited available inventory. Quality properties often attract multiple prospective tenants, enabling selective tenant screening and competitive rental rates.
The tight market supports rental rate appreciation and provides landlords with consistent occupancy. Properties in prime locations may experience near-zero vacancy periods between tenants.
Low vacancy rates also indicate limited speculative development, suggesting current supply-demand imbalances will persist without substantial increases in new construction activity.
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 Douala neighborhoods are experiencing the fastest price appreciation?
Several Douala neighborhoods demonstrate accelerated price growth driven by development and infrastructure improvements.
- Bonamoussadi: This neighborhood experiences rapid appreciation due to new residential developments and improved road infrastructure. Property values have increased 40-50% over three years.
- Makepe: Infrastructure upgrades including road improvements and utility expansions drive price growth. The area attracts middle and upper-income buyers seeking modern housing.
- Bonapriso: As an established upscale area, continued development and expatriate demand support steady price appreciation of 8-12% annually.
- Akwa: Central business district proximity and commercial development create strong investment demand, pushing prices up 10-15% yearly.
- Deido: Port proximity and industrial development drive both residential and commercial property appreciation in this strategic location.
Are Douala property prices sustainable given current market conditions?
Douala property prices appear sustainable based on fundamental market drivers and economic conditions.
The massive housing deficit of 2.5+ million units provides long-term support for price levels. Population growth consistently outpaces new supply, creating persistent demand pressure that justifies current pricing levels.
Economic fundamentals support property values through Douala's role as Cameroon's primary commercial center. Port activities, international business presence, and regional trade hub status generate employment and income growth.
Strong rental yields of 10-13% indicate properties generate sufficient income to support current purchase prices. These yields compare favorably with alternative investment options available in Cameroon.
However, mortgage affordability constraints and high transaction costs may limit buyer pool expansion, potentially moderating future price growth rates while supporting current levels.
It's something we develop in our Cameroon property pack.
What investment strategy works best for Douala's property market?
Successful Douala property investment requires strategies adapted to local market characteristics and conditions.
- Buy-and-hold rental strategy: High rental yields of 10-13% support long-term rental income generation. Focus on properties near business districts or expatriate housing areas.
- Emerging neighborhood investment: Target developing areas like Bonamoussadi and Makepe before infrastructure completion drives major price appreciation.
- Cash purchase advantage: High mortgage rates favor cash buyers who can negotiate better prices and avoid financing costs.
- Multi-unit properties: Apartment buildings or compound developments benefit from economies of scale and diversified rental income.
- Strategic location focus: Prioritize properties near major employers, international schools, or planned infrastructure developments.
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.
Douala represents Cameroon's premier property investment destination with strong fundamentals supporting continued growth.
While prices reflect premium positioning, exceptional rental yields and sustained demand justify current market levels for both investors and residents.
Sources
- What is the average property price in Douala? (Sept 2025)
- What is the average rental yield in Douala? (Sept 2025)
- Douala Property Market Forecast for 2026 – The Africanvestor
- Are Douala property prices going up now? (June 2025)
- Property Prices in Douala, Cameroon - Numbeo
- Is it worth it buying property in Douala? (Sept 2025)