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 as a foreigner in 2026 can be rewarding, but it comes with unique risks that you need to understand before signing anything.
This article breaks down the specific scams, grey areas, and pitfalls that catch foreign buyers off guard in Cameroon's property market.
We constantly update this blog post to reflect the latest developments and real-world experiences from foreign buyers in Cameroon.
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.
How risky is buying property in Cameroon as a foreigner in 2026?
Can foreigners legally own properties in Cameroon in 2026?
As of early 2026, foreigners can legally buy property in Cameroon, but the type of ownership you can get depends heavily on whether you are buying a building or land itself.
The main restriction for foreigners in Cameroon is that direct land ownership typically requires ministerial approval from MINDCAF (the Ministry of State Property, Surveys and Land Tenure), and purchases in border regions or certain strategic zones are heavily restricted or prohibited.
When direct land ownership is difficult, many foreigners in Cameroon opt for long-term leaseholds, which still require ministerial endorsement but offer a more straightforward path to securing property rights.
If you're interested, we go much more into details about the foreign ownership rights in Cameroon here.
What buyer rights do foreigners actually have in Cameroon in 2026?
As of early 2026, foreigners who obtain a properly issued land certificate (titre foncier) in Cameroon have strong legal ownership rights that are enforceable in court, though the practical strength of these rights depends on whether the registry records are clean and the issuance process was regular.
If a seller breaches a contract in Cameroon, foreign buyers can pursue legal action through the courts, but enforcement is slow and outcomes are uncertain, which is why prevention through proper documentation matters more than relying on lawsuits.
The most common right that foreigners mistakenly assume they have in Cameroon is that possession of a property or a photocopy of a title deed means they are protected, when in reality only a verified, registry-confirmed land certificate in your name provides genuine legal security.
How strong is contract enforcement in Cameroon right now?
Contract enforcement in Cameroon is possible but slow and uneven, with the country ranking 133rd out of 142 countries in the World Justice Project's Rule of Law Index, which means disputes can take years to resolve compared to more developed markets like France or the United States where court processes are faster and more predictable.
The main weakness in contract enforcement that foreigners should know about in Cameroon is that even with a valid contract and clear evidence, court proceedings are lengthy, outcomes can be influenced by local factors, and judgments can be difficult to enforce, which gives scammers confidence that you will not sue them.
By the way, we detail all the documents you need and what they mean in our property pack covering Cameroon.
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.
Which scams target foreign buyers in Cameroon right now?
Are scams against foreigners common in Cameroon right now?
Scams targeting foreign property buyers are common in Cameroon, particularly in Douala, Yaoundé, Limbe, and Kribi, where demand from expatriates creates opportunities for fraudsters with fake documents and false ownership claims.
The type of property transaction most frequently targeted by scammers in Cameroon is untitled land or "family land" deals, where customary claims overlap with unregistered rights and sellers exploit the confusion to sell the same plot multiple times.
The profile of foreign buyer most commonly targeted by scammers in Cameroon is the diaspora buyer who relies on WhatsApp brokers, family contacts, or Facebook listings and makes decisions without visiting the property or verifying documents in person.
The single biggest warning sign that a deal may be a scam in Cameroon is when the seller refuses to allow a registry verification at MINDCAF or pressures you to pay before you can confirm the title status and check for liens or disputes.
What are the top three scams foreigners face in Cameroon right now?
The top three scams foreigners face when buying property in Cameroon are the "real owner" scam where the seller is not the legal titleholder, double-sale scams where the same plot is sold to multiple buyers, and forged document scams where stamps, signatures, or survey plans are faked to look official.
The most common scam in Cameroon typically unfolds when a seller shows you a photocopy of a land certificate, claims family authority to sell, pressures you to pay a deposit quickly "before someone else buys," and then disappears or denies the sale when you try to register the transfer.
The single most effective way to protect yourself from all three scams in Cameroon is to insist on a registry verification at MINDCAF before paying anything, use a notary for the transaction, and never rely on photocopies, verbal promises, or family assurances as proof of ownership.
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.
How do I verify the seller and ownership in Cameroon without getting fooled?
How do I confirm the seller is the real owner in Cameroon?
The standard verification process to confirm the seller is the real owner in Cameroon involves requesting the original land certificate (titre foncier), matching the seller's identity documents to the name on the title, and then confirming the title's current status at the land registry maintained by MINDCAF.
The official document foreigners should check to verify ownership in Cameroon is the land certificate itself, along with a current registry extract from MINDCAF that confirms the registered owner's name, any recorded transfers, and whether there are disputes or liens annotated on the file.
The most common trick fake sellers use to appear legitimate in Cameroon is presenting photocopies of land certificates, claiming to be a "family representative" authorized to sell, or showing attestations from local chiefs, and this is common enough that you should assume any deal without original documents and registry verification is suspect.
Where do I check liens or mortgages on a property in Cameroon?
The official registry where you check liens or mortgages on a property in Cameroon is the land registry (conservation foncière) maintained by MINDCAF, where all mortgages (hypothèques), liens, and oppositions are recorded against land certificates.
When checking for liens at MINDCAF in Cameroon, you should request a full registry extract that shows any registered mortgages, annotations, prenotations, or oppositions, and confirm whether there are any pending administrative actions or court disputes flagged on the file.
The type of encumbrance most commonly missed by foreign buyers in Cameroon is an informal family claim or customary dispute that may not appear in the registry but surfaces later when a relative challenges the sale, which is why local due diligence with neighbors and the local chief matters alongside the registry check.
It's one of the aspects we cover in our our pack about the real estate market in Cameroon.
How do I spot forged documents in Cameroon right now?
The most common type of forged document used in property scams in Cameroon is the land certificate itself or the survey plan (plan cadastral), and this is common enough that industry estimates suggest around 12% of property scams in major Cameroonian cities involve fraudulent or altered title documents.
Specific red flags that indicate a document may be forged in Cameroon include inconsistent title numbers or parcel references, missing or blurry official stamps, a seller who refuses to let you verify at MINDCAF, and documents that show signs of alteration such as mismatched fonts or paper quality.
The official verification method you should use to authenticate documents in Cameroon is to visit the relevant MINDCAF regional office, request a registry search using the title number and parcel coordinates, and compare the registry record with the documents the seller provided.
Get the full checklist for your due diligence in Cameroon
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in Cameroon?
What hidden costs surprise foreigners when buying a property in Cameroon?
The three most common hidden costs that foreigners overlook in Cameroon are stamp duty (5-15% of property value, roughly 3-9 million XAF or $5,000-$15,000 USD or 4,500-13,500 EUR for a typical apartment), registration fees (5-10%, or $4,000-$12,000 USD), and notary fees (1-3%, or $1,500-$4,500 USD), which together can add 10-23% to your purchase price.
The hidden cost most often deliberately concealed by sellers or agents in Cameroon is the survey and boundary verification fee, which is sometimes happens when agents quote a low price but later reveal that additional surveyor costs and administrative processing fees are required before you can register the title in your name.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cameroon.
Are "cash under the table" requests common in Cameroon right now?
Requests for unofficial cash payments are common in Cameroon property transactions, particularly when intermediaries claim they can "speed up" surveys, signatures, or registry steps at MINDCAF, and this pattern is consistent with Cameroon's ranking at 140th out of 180 countries in Transparency International's 2024 Corruption Perceptions Index.
The typical reason sellers or intermediaries give for requesting undeclared cash payments in Cameroon is that it will reduce the official purchase price on paper, lowering your stamp duty and registration fees, or that it is needed to "facilitate" faster processing with land office staff.
If you agree to an undeclared cash payment in Cameroon, you face legal risks including having the transaction voided if discovered, losing your legal protection if a dispute arises because the official contract shows a different amount, and potential liability for tax evasion or fraud.
Are side agreements used to bypass rules in Cameroon right now?
Side agreements are common in Cameroon property transactions, used to disguise the real purchase price, defer payments outside the official contract, or paper over missing documentation like unclear title status or incomplete family consents.
The most common type of side agreement used to circumvent regulations in Cameroon is an informal "sous-seing privé" (private agreement) that records a different price or additional conditions not reflected in the notarized deed, allowing both parties to reduce taxes or hide the true nature of the deal.
If a side agreement is discovered by authorities in Cameroon, you face legal consequences including nullification of the transaction, liability for unpaid taxes plus penalties, and loss of legal standing to enforce the side terms since Cameroonian courts prioritize the official notarized deed over informal agreements.
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.
Can I trust real estate agents in Cameroon in 2026?
Are real estate agents regulated in Cameroon in 2026?
As of early 2026, real estate agents in Cameroon are nominally regulated through a professional card system administered by the Ministry of Housing and Urban Development, but enforcement is weak and many intermediaries operate informally as brokers without proper credentials.
A legitimate real estate agent in Cameroon should have a professional card (carte professionnelle d'agent immobilier) that requires payment of a CFA 1 million fee as of 2024, along with annual renewal fees, though in practice many active agents do not hold this card.
Foreigners can verify whether an agent is properly licensed in Cameroon by requesting to see their professional card, checking with the Ministry of Housing and Urban Development, or asking for references from established law firms or embassies who can confirm the agent's track record.
Please note that we have a list of contacts for you in our property pack about Cameroon.
What agent fee percentage is normal in Cameroon in 2026?
As of early 2026, a normal agent fee in Cameroon ranges from 3-5% of the sale price, though this can vary depending on the deal complexity and whether you are buying in Douala, Yaoundé, or smaller cities.
The typical range of agent fee percentages that covers most transactions in Cameroon is 3-7%, with 5% being the most common benchmark in major urban markets, and anything significantly above this range should prompt questions about what additional services justify the higher fee.
In Cameroon, the buyer and seller often negotiate who pays the agent fee, but it is common for the buyer to pay or for the fee to be split, so you should clarify this in writing before signing any agreement.
Get the full checklist for your due diligence in Cameroon
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in Cameroon?
What structural inspection is standard in Cameroon right now?
There is no standardized structural inspection process for property purchases in Cameroon like you would find in Western markets, so buyers must arrange their own independent inspection by hiring a qualified engineer or contractor to assess the property before purchase.
A qualified inspector in Cameroon should check the foundation and load-bearing walls for cracks or settling, the roof structure and waterproofing, plumbing and drainage systems, electrical wiring safety, and any signs of water damage or termite infestation.
The type of professional qualified to perform structural inspections in Cameroon is a licensed civil engineer (ingénieur civil) or an experienced building contractor, and you should request references and verify their credentials before hiring.
The most common structural issues that inspections reveal in Cameroon properties include poor drainage causing water infiltration, substandard electrical installations, cracks from foundation settling especially in areas with unstable soil, and roof leaks that are concealed during dry season visits.
How do I confirm exact boundaries in Cameroon?
The standard process for confirming exact property boundaries in Cameroon involves obtaining the official survey plan (plan cadastral) linked to the land certificate and then hiring a licensed surveyor (géomètre agréé) to physically walk the boundaries with markers on the ground.
The official document that shows the legal boundaries of a property in Cameroon is the survey plan attached to the land certificate, which includes precise coordinates, measurements, and boundary markers that should match the physical reality on the ground.
The most common boundary dispute that affects foreign buyers in Cameroon is encroachment by neighbors who have gradually extended their fences or structures onto your plot over time, or overlapping claims from customary landholders whose boundaries were never formally surveyed.
The professional you should hire to physically verify boundaries on the ground in Cameroon is a licensed surveyor (géomètre agréé) who can compare the official survey plan with the current physical markers and identify any discrepancies before you finalize the purchase.
What defects are commonly hidden in Cameroon right now?
The top three defects that sellers frequently conceal from buyers in Cameroon are water access and reliability problems (common, especially dry season vs. rainy season differences), drainage and flood risk in low-lying areas (common in parts of Douala and coastal zones), and electrical system deficiencies including unsafe wiring and unstable power supply (common across most markets).
The inspection technique that helps uncover hidden defects in Cameroon is visiting the property during different times of day and, if possible, during both dry and rainy seasons, testing all water taps and electrical outlets personally, and asking neighbors directly about flooding history and utility reliability.
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.
What insider lessons do foreigners share after buying in Cameroon?
What do foreigners say they did wrong in Cameroon right now?
The most common mistake foreigners say they made when buying property in Cameroon is trusting that possession or family assurances meant ownership, without verifying the title at MINDCAF before paying money.
The top three regrets foreigners most frequently mention after buying in Cameroon are paying deposits before completing registry checks, relying on a family member or informal broker instead of a qualified notary and lawyer, and assuming they could "fix the paperwork later" after the deal closed.
The single piece of advice experienced foreign buyers most often give to newcomers in Cameroon is to never pay anything until you have personally verified the land certificate status at MINDCAF and used a notary for the transaction, no matter how trustworthy the seller seems.
The mistake foreigners say cost them the most money or caused the most stress in Cameroon is buying "family land" or untitled property based on verbal promises and then facing years of disputes with relatives who challenged the sale or demanded additional payments.
What do locals do differently when buying in Cameroon right now?
The key difference in how locals approach buying property compared to foreigners in Cameroon is that experienced local buyers treat the land certificate (titre foncier) and registry status as the real product they are buying, not the house or the promise, and they walk away from deals without proper titles no matter how attractive the price.
The verification step locals routinely take that foreigners often skip in Cameroon is visiting the seller's family members and neighbors to confirm there are no hidden disputes or competing claims, because locals know that family consent issues are the most common source of problems even when the paperwork looks clean.
The local knowledge advantage that helps locals get better deals in Cameroon is understanding which neighborhoods in Douala (like Bonanjo, Bonapriso, Makepe, Bali) and Yaoundé (like Bastos, Nsimeyong, Omnisports) have cleaner title histories, and knowing which local notaries and land officers have reputations for integrity versus those known for facilitating questionable transactions.
Don't buy the wrong property, in the wrong area of Cameroon
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 Ordinance No. 74-1 | It's the core legal text defining Cameroon's land-tenure rules. | We used it to explain what ownership means legally in Cameroon. We relied on it to distinguish titled land vs. national domain land. |
| Decree No. 76/165 | It's the implementing decree for how land certificates are issued. | We used it to build the verification checklist and explain why titled land is the strongest proof. We relied on it for understanding fraud vulnerabilities. |
| MINDCAF Official FAQ | It's the competent ministry for land administration in Cameroon. | We used it to confirm real administrative outcomes and withdrawal scenarios. We anchored our advice on what to ask the land registry to certify. |
| World Justice Project Cameroon Brief | WJP is a leading global rule-of-law measurement project. | We used it to assess contract enforcement reliability in Cameroon. We calibrated risk expectations for dispute resolution timelines. |
| Transparency International CPI 2024 | It's the most widely referenced corruption perception index globally. | We used it to explain why unofficial payment requests are a predictable risk. We structured anti-bribery advice around this context. |
| IIED Land Tenure Report 2024 | IIED is a recognized research organization with field-informed work. | We used it to explain customary land overlap and dispute risks. We justified extra caution with untitled land and family sales. |
| World Bank Rule of Law Indicator | It's the World Bank's flagship governance dataset. | We used it to triangulate institutional reliability affecting property transactions. We avoided relying on anecdotes for enforcement quality. |
| Cameroon Public Treasury MINDCAF Services | It's a government portal showing official land-related fee categories. | We used it to ground hidden cost guidance and official payment channels. We flagged paying through official channels as an anti-scam rule. |
| Presidential Decree 2025/316 on Notaries | It's an official decree defining how notaries are regulated. | We used it to explain why notaries matter in property transfers. We framed the safer path as notarized deeds plus registry updates. |
| CAHF Cameroon Country Profile | CAHF is a respected African housing finance research organization. | We used it to frame the housing market context and informal market persistence. We explained financing realities that influence deal structures. |
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.