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 researching rental yields in Cameroon, you're probably wondering what kind of returns you can realistically expect from residential property in Douala, Yaoundé, or other cities.
This guide breaks down gross and net yields, vacancy rates, neighborhood differences, and the costs that eat into your profits, all based on the latest data we could find and verify.
We constantly update this blog post to reflect current market conditions, so you're always getting 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.
Insights
- Cameroon's gross rental yields average around 9.8% nationally, but Douala's outer neighborhoods like Bonamoussadi and Kotto can push yields above 12%, making them among the most attractive in Central Africa.
- The 15% withholding tax on gross rental income is the single biggest factor that drags Cameroon's net yields down to around 6%, so you need to factor this into any investment calculation.
- Studios and small one-bedroom apartments in Cameroon typically yield 1 to 3 percentage points more than larger units because the tenant pool is much bigger at the entry-level price range.
- Prime neighborhoods like Bonapriso in Douala and Bastos in Yaoundé deliver the lowest yields (around 9 to 10%) because purchase prices carry a prestige premium that rents don't fully match.
- Power reliability is a rent premium driver in Cameroon, and properties with backup power or inverters in renter-heavy zones can command higher rents and fill faster.
- The World Bank-backed Douala BRT project and urban infrastructure upgrades starting in 2026 are expected to lift rents in neighborhoods along key transport corridors.
- Cameroon's rent-to-price ratio of 9 to 11% is notably higher than many African markets, reflecting both strong rental demand and the risk premium investors expect.
- Vacancy rates in correctly priced, prime Cameroon properties run around 3 to 6%, but overpriced units in weak locations can sit empty for 10 to 15% of the year.
What are the rental yields in Cameroon as of 2026?
What's the average gross rental yield in Cameroon as of 2026?
As of early 2026, the average gross rental yield for residential property in Cameroon sits around 9.8%, which is quite strong by global standards.
That said, most typical residential rentals in Cameroon fall within a realistic range of 8% to 11% gross yield, depending on location and property type.
This puts Cameroon above many Sub-Saharan African markets and well above most Western countries, where gross yields of 4 to 6% are more common.
The main factor driving these yields is that purchase prices remain relatively accessible while rental demand stays strong in urban centers like Douala and Yaoundé, creating a favorable rent-to-price balance for investors.
What's the average net rental yield in Cameroon as of 2026?
As of early 2026, the average net rental yield in Cameroon is around 6.2% for self-managed properties and closer to 5.3% if you use full-service property management.
This means the typical gap between gross and net yields in Cameroon is roughly 3 to 4 percentage points, which is larger than in many markets.
The biggest expense that eats into your gross yield in Cameroon is the 15% withholding tax on gross rental income, which is deducted at source and takes a significant chunk before you even account for other costs.
Most standard investment properties in Cameroon deliver net yields between 5% and 7%, with the range depending on how efficiently you manage expenses and whether you handle the property yourself or hire a manager.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Cameroon.
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.
What yield is considered "good" in Cameroon in 2026?
In Cameroon, a gross rental yield of 10% or higher is generally considered "good" by local investors, while anything above 12% is viewed as excellent and usually found in outer neighborhoods or smaller unit types.
The threshold that separates average-performing properties from high-performers in Cameroon is typically around that 10% gross mark, because investors need a cushion above the national average to absorb the fixed 15% withholding tax and other unavoidable costs.
How much do yields vary by neighborhood in Cameroon as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield neighborhoods in Cameroon can be as wide as 2 to 6 percentage points within the same city.
Mid-market, high-demand renter neighborhoods like Bonamoussadi, Kotto, and Makepe in Douala, or Ngoa-Ekellé and Biyem-Assi in Yaoundé, typically deliver the highest yields because entry prices remain reasonable while tenant demand stays steady.
On the other hand, prime prestige districts like Bonapriso and Bonanjo in Douala, or Bastos and Golf in Yaoundé, tend to deliver the lowest yields because property prices carry a security and status premium that rents don't fully match.
The main reason yields vary so much across Cameroon neighborhoods is simply that purchase prices in prestige areas jump faster than rents do, compressing returns for investors who buy at the top end of the market.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cameroon.
How much do yields vary by property type in Cameroon as of 2026?
As of early 2026, gross rental yields across different property types in Cameroon range from around 7% for villas up to 13% or more for studios and small apartments in high-demand areas.
Studios and one-bedroom apartments currently deliver the highest average gross yields in Cameroon, often running 1 to 3 percentage points above the city average because the tenant pool at this price point is much larger.
Villas, on the other hand, typically deliver the lowest average gross yields in Cameroon because while rents are high in absolute terms, purchase prices rise even faster, and maintenance and security costs are also higher.
The key reason yields differ between property types in Cameroon is that demand is "lumpy," meaning many more renters can afford a studio or small apartment than can afford a villa, which keeps smaller units leasing faster and at better relative returns.
By the way, you might want to read the following:
What's the typical vacancy rate in Cameroon as of 2026?
As of early 2026, the average residential vacancy rate in Cameroon for correctly priced properties in good locations runs around 6 to 8%.
Across different neighborhoods, vacancy rates in Cameroon range from as low as 3 to 6% in prime, well-priced units to 10 to 15% or higher for overpriced properties in areas with weak access or poor security.
The main factor driving vacancy rates in Cameroon is price realism, because landlords who anchor to an "ideal" rent often find the market clears much lower, leaving units empty for longer.
Compared to regional averages, Cameroon's vacancy rates are moderate, though they tend to be higher than in more liquid markets due to utility reliability issues and the slower pace of tenant turnover in some areas.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cameroon.
What's the rent-to-price ratio in Cameroon as of 2026?
As of early 2026, the average rent-to-price ratio in Cameroon (annual rent divided by purchase price) sits around 9 to 11%, which is essentially the flip side of the gross yield figure.
For buy-to-let investors in Cameroon, a rent-to-price ratio above 10% is generally considered favorable because it directly translates to a double-digit gross yield, giving you more cushion after taxes and expenses.
Compared to other similar markets in Sub-Saharan Africa, Cameroon's rent-to-price ratio is on the higher end, reflecting both the strong rental demand in cities like Douala and Yaoundé and the risk premium investors expect in this market.
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.
Which neighborhoods and micro-areas in Cameroon give the best yields as of 2026?
Where are the highest-yield areas in Cameroon as of 2026?
As of early 2026, the highest-yield neighborhoods in Cameroon are Bonamoussadi, Kotto, and Makepe in Douala, along with Ngoa-Ekellé and Biyem-Assi in Yaoundé, all of which attract steady tenant demand at accessible price points.
In these top-performing areas like Bonamoussadi, Kotto, and Ngoa-Ekellé, gross rental yields typically range from 11% to 13%, well above the national average.
The main characteristic these high-yield neighborhoods share is that they're mid-market, high-absorption zones where purchase prices remain reasonable, tenant turnover is healthy, and there's always a deep pool of renters looking for housing.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Cameroon.
Where are the lowest-yield areas in Cameroon as of 2026?
As of early 2026, the lowest-yield neighborhoods in Cameroon are Bonapriso and Bonanjo in Douala, along with Bastos and Golf in Yaoundé, all of which carry significant price premiums for prestige and security.
In these low-yield areas like Bonapriso and Bastos, gross rental yields typically range from 8% to 10%, which is below the national average despite the high absolute rents.
The main reason yields are compressed in these prestigious Cameroon neighborhoods is that purchase prices reflect a status and security premium that rental rates simply don't match proportionally.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Cameroon.
Which areas have the lowest vacancy in Cameroon as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in Cameroon are Bonamoussadi and Makepe in Douala, and Ngoa-Ekellé in Yaoundé, where tenant demand is consistently strong.
In these low-vacancy areas like Bonamoussadi and Ngoa-Ekellé, vacancy rates typically run around 3 to 5%, meaning units rarely sit empty for long if priced correctly.
The main demand driver keeping vacancy low in these Cameroon neighborhoods is the combination of steady employment access, university populations (especially in Ngoa-Ekellé), and a wide affordability band that attracts many different renter profiles.
The trade-off investors face when targeting these low-vacancy areas is that competition for properties can be higher, and purchase prices may be creeping up as more buyers recognize the reliable tenant demand.
Which areas have the most renter demand in Cameroon right now?
The neighborhoods currently experiencing the strongest renter demand in Cameroon are Bonamoussadi, Kotto, and Akwa in Douala, along with Ngoa-Ekellé, Melen, and Biyem-Assi in Yaoundé.
In Douala, the demand is driven by young professionals and workers who need proximity to employment centers, while in Yaoundé's Ngoa-Ekellé area, university students and staff create a constant cycle of new tenants.
In these high-demand Cameroon neighborhoods, well-priced rental listings typically get filled within two to four weeks, though units with reliable power and good security can lease even faster.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Cameroon.
Which upcoming projects could boost rents and rental yields in Cameroon as of 2026?
As of early 2026, the top three infrastructure projects expected to boost rents in Cameroon are the Douala Bus Rapid Transit (BRT) corridors, the World Bank-funded urban infrastructure and land services program for Yaoundé and Douala, and the Nachtigal hydropower project improving electricity reliability.
The neighborhoods most likely to benefit from these projects include Akwa-adjacent areas, Bonamoussadi, and Makepe in Douala (from the BRT), growth-edge zones like Nkolbisson in Yaoundé (from land services), and any renter-heavy areas where power reliability becomes a selling point.
Once these projects are completed, investors might realistically expect rent increases of 5 to 15% in directly affected corridors, though the timeline will depend on actual project delivery and how quickly tenants perceive the improvements.
You'll find our latest property market analysis about Cameroon here.
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What property type should I buy for renting in Cameroon as of 2026?
Between studios and larger units in Cameroon, which performs best in 2026?
As of early 2026, studios and small one-bedroom apartments perform best in terms of rental yield and occupancy in Cameroon, typically outperforming larger units by 1 to 3 percentage points on gross yield.
In Cameroon, studios typically deliver gross yields of 11 to 13% (roughly 660,000 to 780,000 FCFA, or 1,000 to 1,200 USD, or 950 to 1,100 EUR per year on a modest unit), while larger two to three bedroom apartments run closer to 9 to 11%.
The main factor explaining this difference is that entry-level affordability creates a much larger tenant pool for smaller units, meaning they lease faster and reprice more quickly when inflation pushes rents up.
That said, larger units can be the better choice if you're targeting expat families or diplomatic tenants in Yaoundé, who often need more space and are willing to sign longer leases at premium rates.
What property types are in most demand in Cameroon as of 2026?
As of early 2026, the most in-demand property type in Cameroon is the studio or one-bedroom apartment, driven by the large population of young workers, students, and single professionals in urban areas.
The top three property types ranked by current tenant demand in Cameroon are: first, studios and one-bedroom apartments; second, two-bedroom apartments (popular for couples and small families); and third, simple family houses in accessible neighborhoods with good security.
The primary trend driving this demand pattern is urbanization combined with affordability constraints, meaning most renters in Cameroon simply cannot afford larger units, concentrating demand at the entry level.
Villas are currently underperforming in demand relative to supply and likely to remain so, because while they attract a specific high-end tenant, that pool is small and lease-up times are longer.
What unit size has the best yield per m² in Cameroon as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Cameroon is between 20 and 45 square meters, which covers most studios and compact one-bedroom apartments.
For this optimal unit size in Cameroon, the typical gross rental yield per square meter works out to around 8,000 to 12,000 FCFA per month (roughly 12 to 18 USD, or 11 to 17 EUR), depending on location and amenities.
Smaller units below 20 square meters often face regulatory or lender constraints, while larger units above 60 square meters hit affordability ceilings where rent per square meter drops because tenants simply can't pay proportionally more for extra space.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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.
What costs cut my net yield in Cameroon as of 2026?
What are typical property taxes and recurring local fees in Cameroon as of 2026?
As of early 2026, the annual property tax in Cameroon is 0.1% of the declared value of land and buildings, which for a typical rental apartment worth 30 million FCFA (around 45,000 USD or 42,000 EUR) comes to about 30,000 FCFA (45 USD or 42 EUR) per year.
Beyond property tax, landlords in Cameroon must budget for the 15% withholding tax on gross rental income, which is the biggest recurring charge and is deducted automatically at source.
Together, these taxes and fees typically represent around 16 to 18% of gross rental income in Cameroon, with the 15% withholding being by far the largest component.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Cameroon.
What insurance, maintenance, and annual repair costs should landlords budget in Cameroon right now?
For a typical rental property in Cameroon, annual landlord insurance costs around 0.2% to 0.5% of property value, which for a 30 million FCFA apartment means roughly 60,000 to 150,000 FCFA (90 to 230 USD, or 85 to 215 EUR) per year.
The recommended annual maintenance and repair budget in Cameroon is about 1% of property value, reflecting the reality that humidity, drainage issues, and power fluctuations can cause spiky repair needs over time.
The repair expense that most commonly catches Cameroon landlords off guard is electrical system damage from power surges and outages, which can require costly rewiring or appliance replacement after a bad season.
Altogether, landlords in Cameroon should realistically budget around 1.2% to 1.5% of property value annually (roughly 360,000 to 450,000 FCFA, or 550 to 700 USD, or 510 to 650 EUR for a typical unit) to cover insurance, maintenance, and repairs.
Which utilities do landlords typically pay, and what do they cost in Cameroon right now?
In Cameroon, tenants usually pay day-to-day electricity and water in standard leases, but landlords often cover common-area electricity (shared lighting, gates, security) and backup power costs if they advertise "power included" as an amenity.
For landlord-paid utilities in a typical Cameroon rental unit, the monthly cost runs around 15,000 to 40,000 FCFA (roughly 23 to 60 USD, or 21 to 56 EUR), depending on whether you're covering just common areas or also subsidizing backup generator fuel for higher-end properties.
What does full-service property management cost, including leasing, in Cameroon as of 2026?
As of early 2026, full-service property management in Cameroon typically costs 8% to 12% of collected rent monthly, which for a property renting at 150,000 FCFA per month means roughly 12,000 to 18,000 FCFA (18 to 27 USD, or 17 to 25 EUR) going to the manager.
On top of ongoing management, leasing or tenant-placement fees in Cameroon are commonly around one month of rent (150,000 FCFA in this example, or 230 USD, or 215 EUR), charged each time a new tenant is placed.
What's a realistic vacancy buffer in Cameroon as of 2026?
As of early 2026, landlords in Cameroon should set aside around 8% of annual rental income as a vacancy buffer, which accounts for about one month of vacancy per year on average.
In practice, landlords in Cameroon experience anywhere from two to six weeks of vacancy annually if their property is correctly priced and in a liquid neighborhood, but this can stretch to eight weeks or more if the unit is overpriced or in a weak location.
Buying real estate in Cameroon can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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 |
|---|---|---|
| Cameroon DGI - Property Tax Page | It's the official tax authority page that states the property tax rule and rate in plain language. | We used it to pin down the annual property tax rate (0.1%) and when it's due. We then translated that into a simple "how much this costs your yield" estimate. |
| Cameroon General Tax Code | It's the primary legal text that defines how rental income is taxed in Cameroon. | We used it to confirm the tax treatment of real estate income, including the 15% withholding on gross rental income. We then incorporated this directly into the net-yield calculation. |
| ENEO Cameroon - Electricity Tariffs | It's the national electricity distributor's published tariff schedule referencing the regulator decision. | We used it to estimate typical landlord-paid electricity costs for common scenarios. We then converted tariff bands into realistic monthly ranges for a normal apartment. |
| Camwater Official Site | It's the official public water utility and the right starting point for tariff reality checks. | We used it as the official anchor that Camwater is the operator and relevant authority. We then cross-checked reported tariff levels in credible press coverage. |
| L'Economie - Water Price Coverage | It's a long-running local business outlet that explicitly attributes the water price level to Camwater sources. | We used it to get a practical benchmark for water cost per cubic meter for households (293 FCFA). We then turned that into realistic monthly water budgets by unit size. |
| World Bank - Cameroon Infrastructure Project | It's an official World Bank announcement describing funded urban infrastructure and land-service upgrades. | We used it to identify near-term, credible city-shaping investments in Yaoundé and Douala that can affect rental demand. We then mapped those improvements to neighborhoods that typically reprice first. |
| World Bank - Douala Urban Mobility Project | It's the project's official World Bank documentation, not a commentary piece. | We used it to confirm the BRT focus on Douala and the "corridor effect" logic on rents. We then translated that into a practical "where rents may climb faster" neighborhood lens. |
| World Bank - Cameroon Electricity Access | It's the World Bank explaining energy supply improvements with specific milestones. | We used it to support why "reliable power" is a rent premium driver in Cameroon. We then reflected that in the neighborhood and property-type advice. |
| EDF Cameroun - Nachtigal Project | It's the project sponsor's official page with commissioning timelines and capacity. | We used it to corroborate Nachtigal's timeline and scale from the developer side. We then used it to explain why power reliability is a 2026 yield differentiator. |
| European Investment Bank - Yaoundé Bypass | It's a major development bank's project page with scope and infrastructure details. | We used it to support the "access improvements move rents" point around Yaoundé's growth edges. We then linked it to practical micro-areas where commute-time improvements often translate into demand. |
| Numbeo - Cameroon Property Metrics | It's a transparent, replicable aggregation of reported rents and prices that gives a consistent national baseline. | We used it to build a confident numeric estimate of gross yields and price-to-rent ratios for Cameroon overall. We then sanity-checked city-level ranges against Douala and Yaoundé pages. |
| Numbeo - Douala Property Metrics | It provides a city-specific yield and price-to-rent split (centre vs outside) that's useful for neighborhood-style reasoning. | We used it to quantify how much yields can spread inside one city (centre vs outside). We then used that spread to ground the "best yield areas" section with real Douala neighborhood examples. |
| Numbeo - Yaoundé Property Metrics | It provides city-specific rent and price inputs so we can compute yield logic consistently. | We used it to compare Yaoundé's rent and price structure to Douala's and explain why yields differ. We then used that comparison to propose neighborhood categories like prime diplomatic vs student-driven. |
| Cameroon National Institute of Statistics | It's the official producer of national statistics, including inflation and household consumption indicators. | We used it to anchor the macro context: rents tend to move with local inflation and household budgets. We then used that to keep rent-growth assumptions conservative. |
| Forbes - Property Management Pricing | It provides widely recognized guidance on how property managers typically price their services. | We used it to establish a baseline for management fee structures globally. We then validated against local Cameroon agency quotes to confirm the 8-12% range applies. |
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