How safe is property investment in Cameroon now?

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

Who is the author of this content?

THE AFRICANVESTOR

A team specialized in real estate investing in African countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Cameroon. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At TheAfricanVestor, we explore the Cameroonian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Douala, Yaoundé, and emerging markets. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Fact-checked and reviewed by our local expert

✓✓✓

Cedella Besong 🇨🇲

Co-Founder & CEO, CFB Holding

Cedella Besong is the Co-Founder & CEO of CFB Holding, leading the company's mission to drive social and economic development across Cameroon. With a strong background in global business and marketing, she is deeply committed to projects that create lasting impact—whether in real estate, education, or sustainable agriculture. Cedella believes that investment should go beyond profit, focusing on innovation and community empowerment to build a brighter future for Cameroon.

What is the current political stability in Cameroon and how might it affect property investments?

Cameroon faces significant political uncertainty as of September 2025, with presidential elections scheduled for October 2025 that could end Paul Biya's four-decade rule.

The country is experiencing ongoing separatist conflicts in the Anglophone North West and South West regions, government repression, and economic uncertainty that creates an unstable investment environment. These political tensions have already increased investor caution and heightened due diligence requirements, particularly in conflict-affected regions.

Property investors should expect potential delays in transactions, increased regulatory scrutiny, and possible market volatility around the election period. The separatist conflicts have specifically impacted property values and investment activity in the Anglophone regions, making these areas particularly risky for new investments.

International investors are advised to focus on politically stable regions like Douala and Yaoundé while maintaining flexible investment timelines that account for potential political disruptions.

It's something we develop in our Cameroon property pack.

How has the Cameroonian real estate market performed over the last 5 years in terms of price growth and rental yields?

The Cameroonian real estate market has delivered consistent growth with urban property prices increasing by 3-7% annually between 2019-2025, led by Douala and Yaoundé.

Rental yields remain exceptionally strong, averaging 7-13% in Douala, 6-10% in Yaoundé, and 6-9% in secondary towns, placing Cameroon among Africa's top five countries for gross rental returns. These yields significantly outperform most Sub-Saharan African markets and many developed economies.

The market experienced a temporary setback during COVID-19 with a 30% price drop in 2020-21 from distress sales, but has since rebounded strongly with renewed demand and recovery in urban economies. Price recovery has been particularly robust in prime locations within major cities.

Secondary cities like Kribi, Buea, Garoua, and Ngaoundéré have shown emerging potential with lower entry points and rising demand driven by tourism, education, and logistics development.

Overall market performance has been supported by sustained urban migration, youth demographics, and limited new construction creating a housing deficit estimated at over 2.5 million units.

What are the legal requirements for foreign investors when purchasing property in Cameroon?

Foreign investors can legally purchase real estate in Cameroon, including freehold property, except in restricted sectors such as certain agricultural land and areas near strategic sites.

Requirement	Description	Timeline
Documentation	Title verification, investment declarations, notary involvement	4-8 weeks
Government Approval	Ministry of State Property clearance required	2-6 weeks
Physical Presence	Mandatory attendance at property closing	1-2 days
Due Diligence	Comprehensive title and legal verification	3-6 weeks
Registration	Formal property registration with authorities	2-4 weeks
Tax Compliance	Payment of transfer taxes and registration fees	1-2 weeks
Legal Representation	Local legal counsel strongly recommended	Ongoing

In practice, much land is only available on leasehold terms, and partnering with Cameroonian nationals often simplifies transactions and reduces bureaucratic hurdles.

Are there any ongoing or upcoming changes to property laws that investors should be aware of?

The 2025 Finance Law has introduced significant changes that directly impact property transactions and costs for investors.

Land transfer fees have been increased and key tax exemptions for surveyors have been eliminated, raising overall acquisition costs and potentially slowing transaction processing times. These changes have sparked backlash from industry professionals and may create additional bureaucratic hurdles.

Regulatory improvements have streamlined certain procedures for foreign investors and liberalized land laws to attract international capital, but the dual statutory and customary legal system continues to create complexity and potential confusion for foreign buyers.

The government has been working to modernize property registration systems and improve title security, though implementation has been gradual and uneven across different regions of the country.

Investors should budget for higher transaction costs and extended processing times while staying informed about evolving regulatory requirements through local legal counsel.

What are the key risks related to property ownership in Cameroon, such as land disputes or title issues?

Land disputes represent the most significant risk for property investors in Cameroon, with up to 65% of cases stemming from poor documentation or missing indemnity clauses.

1. **Overlapping ownership claims** - Conflicts between statutory and customary land rights create ambiguous titles 2. **Multiple sales fraud** - Same property sold to different buyers due to weak registration systems 3. **Inheritance conflicts** - Family disputes over land succession, particularly in rural areas 4. **Boundary disputes** - Unclear property boundaries leading to neighbor conflicts 5. **Informal transfers** - Undocumented land transactions creating legal vulnerabilities 6. **Customary rights claims** - Traditional land claims conflicting with formal titles 7. **Fraudulent documentation** - Fake or altered property documents in circulation

These risks are particularly prevalent in rural and peri-urban areas without clear formal titles, but can also affect urban properties with incomplete documentation.

Proper legal counsel, robust indemnity clauses, comprehensive title searches, and formal land registration are essential protections that all investors must implement before completing any purchase.

How does the Cameroonian government support or regulate real estate development, and how does this affect investor confidence?

The Cameroonian government has liberalized foreign investment policies and is channeling major funding into affordable housing and infrastructure development through institutions like Crédit Foncier du Cameroun.

Large-scale transport projects, road improvements, utilities expansion, and public transport development have made new districts investment-ready and supported both price growth and rental demand in previously underdeveloped areas.

Government investment guarantees and streamlined approval processes for qualifying projects have improved investor confidence, particularly for large-scale developments and infrastructure-linked projects.

The regulatory environment has been gradually modernized to attract international capital, though bureaucratic processes remain complex and time-consuming for individual investors.

These supportive policies have contributed to sustained market growth and improved infrastructure quality, but political uncertainty and regulatory changes can still impact long-term investor confidence.

What are the most promising regions or cities for property investment in Cameroon, and why?

Douala stands out as Cameroon's premier investment destination, serving as the country's economic capital and main business center with consistently strong rental demand from expatriates and professionals.

City/Region	Investment Appeal	Rental Yield Range
Douala (Bonamoussadi, Bonanjo)	Business hub, expat demand, port access	7-13%
Yaoundé	Capital city, government presence, universities	6-10%
Kribi	Tourism growth, deep-water port development	6-9%
Buea	University town, educated population	5-8%
Garoua	Fastest population growth, northern hub	6-9%
Ngaoundéré	Logistics center, transport connections	5-8%
Limbe	Coastal tourism, oil industry presence	5-7%

Yaoundé offers stability through its role as the political capital with consistent institutional presence, robust government employment, and both luxury and affordable development opportunities.

Emerging cities like Kribi benefit from tourism development and port expansion, while Buea's university presence creates steady rental demand from students and academic staff.

How accessible is financing for property investment in Cameroon, both for local and international investors?

Local mortgage options remain limited due to underdeveloped banking infrastructure and restrictive lending criteria that exclude many potential borrowers.

Crédit Foncier du Cameroun and other government-backed programs are expanding credit availability, housing finance options, and partial guarantees for qualifying buyers, though access remains competitive and bureaucratic.

Foreign investors typically rely on cash purchases, developer financing schemes, or local partnership arrangements since international mortgage products are largely unavailable for Cameroonian properties.

Alternative financing through private lenders, investment groups, and developer payment plans has become increasingly common, though these options often carry higher costs and different risk profiles than traditional mortgages.

The limited financing accessibility tends to favor cash-rich investors and creates barriers for smaller or leveraged investment strategies.

What is the rate of return on property investments in Cameroon compared to other African countries?

Cameroon ranks fourth in Africa for gross city-center rental yields at approximately 9.2%, significantly outperforming major markets like Morocco, Egypt, and much of Sub-Saharan Africa.

The country positions just behind South Africa in continental rankings while offering substantially higher yields than North African markets and established economies like Kenya and Ghana.

Price appreciation of 3-7% annually, combined with rental yields of 7-13%, creates total returns that exceed most African property markets and many developed international markets.

Cameroon's returns are particularly attractive when adjusted for entry costs and market accessibility compared to more expensive markets like Nigeria or South Africa.

It's something we develop in our Cameroon property pack.

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 does the demand for rental properties look in key cities, and is there a surplus or shortage?

Rental demand in Douala and Yaoundé continues to significantly outpace supply due to sustained urban migration, young demographics, and limited new construction capacity.

The national housing deficit is estimated at over 2.5 million units, with the shortage most acute in major urban centers where population growth exceeds development capacity.

High occupancy rates and sustained rental yield growth indicate no rental surplus in core markets, with landlords often maintaining waiting lists for quality properties in desirable locations.

Demand is driven by urbanization trends, growing middle class, expatriate presence, and limited homeownership rates due to financing constraints and high property prices relative to incomes.

Secondary cities are beginning to experience similar supply shortages as economic activity and population growth accelerate in regional centers.

What is the role of infrastructure development in influencing property values in Cameroon?

Infrastructure development serves as the primary driver of property value appreciation and location desirability across Cameroon's major markets.

Ongoing improvements in transport networks, urban services, and logistics infrastructure are drawing both local and international investors to previously underdeveloped areas with significant value appreciation potential.

Major government investments in roads, utilities, airports, and port facilities have transformed entire districts and created new investment opportunities in areas with improved accessibility and services.

The development of industrial zones, special economic areas, and transport corridors has particularly benefited property values in cities like Douala, Kribi, and emerging secondary centers.

Properties near completed or planned infrastructure projects consistently outperform the broader market in both capital appreciation and rental demand, making infrastructure proximity a key investment criterion.

How has the COVID-19 pandemic impacted the property market, and are there any long-term effects on investment security?

The COVID-19 pandemic triggered a sharp but temporary real estate downturn with property prices dropping approximately 30% in 2020-21 due to distress sales and economic uncertainty.

Property prices and investment activity have rebounded strongly since 2022, supported by renewed demand, urban economic recovery, and government stimulus measures targeting the construction and real estate sectors.

Long-term effects include increased buyer caution, greater emphasis on title security and legal protections, and heightened due diligence requirements from both local and international investors.

The pandemic accelerated trends toward formal property registration, professional property management, and transparent transaction processes as investors seek greater security and documentation.

Recovery has been uneven, with prime urban properties recovering faster than secondary locations, and cash buyers gaining advantages over those requiring financing during the uncertainty period.

It's something we develop in our Cameroon property pack.

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.

Sources

1. The Conversation - Cameroon's Election Risks
2. IMF Cameroon Economic Review
3. TheAfricanVestor - Average Property Prices
4. Generis Online - Property Law Guide
5. Kinsmen Advocates - Indemnity Clauses
6. TheAfricanVestor - Price Forecasts
7. Numbeo Property Investment Rankings
8. Halle Law - Foreign Investment Guide
9. Forchak Laws - Land Law Guide
10. Business in Cameroon - Finance Law Changes