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's real estate market is attracting more attention from American buyers looking for opportunities in Central Africa.
However, the buying process involves specific legal requirements, ministerial approvals, and tax obligations that differ significantly from purchasing property in the United States.
This guide breaks down everything US citizens need to know about buying residential property in Cameroon in 2026, from ownership rights to mortgage options and tax implications.
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.
Can a US citizen legally buy residential property in Cameroon right now?
Can I buy a home in Cameroon as a US citizen in 2026?
As of early 2026, US citizens can legally purchase residential property in Cameroon, as there is no blanket law prohibiting foreign ownership of buildings and homes in the country.
The standard buying process requires you to work with a licensed notary who will verify the property's land title (titre foncier), prepare the sale deed, and submit documents to the Ministry of State Property, Surveys and Land Tenure (MINDCAF) for the required ministerial endorsement.
What makes Cameroon unique is the distinction between owning a building and owning land outright, so most foreign buyers acquire properties with existing structures where the title is already established, which simplifies the transaction considerably.
By the way, we've written a blog article detailing all the foreigner rights regarding properties in Cameroon.
Are there many Americans buying property and living in Cameroon in 2026?
As of early 2026, there is no official public dataset tracking how many Americans own property in Cameroon, though US Embassy registration is voluntary and the American community includes diplomats, NGO workers, business professionals, and diaspora families.
American property owners in Cameroon tend to concentrate in Yaounde (the capital) and Douala (the economic hub), where formal property markets are more developed, international schools like the American School of Yaounde and American School of Douala operate, and legal services for foreign buyers are more accessible.
The top reasons Americans choose to buy property in Cameroon include family connections (many are part of the Cameroonian diaspora returning home), business opportunities in Central Africa's second-largest economy, and significantly lower property prices compared to major US cities.
The American expat community in Cameroon appears stable with modest growth, driven primarily by diaspora investment, NGO and diplomatic postings, and entrepreneurial ventures in sectors like agriculture, energy, and education.
Do foreigners have the same buying rights as locals in Cameroon?
In Cameroon, foreign buyers including Americans can purchase buildings and homes on the same legal basis as locals, but the process is more documentation-heavy for non-citizens because you need ministerial endorsement from MINDCAF and face stricter verification of identity, proof of funds, and foreign exchange compliance.
Border zones and areas near strategic military or government installations in Cameroon are completely off-limits to foreign property buyers, and purchasing in these restricted areas can result in the sale being declared null and void, so always verify location restrictions before making any commitment.
We cover all these things in length in our pack about the property market in Cameroon.
Can I buy property in Cameroon without a residence permit?
In Cameroon, you do not need a residence permit to buy residential property, and many foreign buyers complete purchases while living abroad using a properly notarized power of attorney to have a local representative sign documents on their behalf.
The buying process for non-residents involves appointing a trusted representative (often a notary or lawyer), wiring funds through compliant banking channels, obtaining a Cameroonian tax identification number (NUI), and coordinating remotely while your representative handles in-person steps at the notary and land registry.
Buying a home in Cameroon does not grant you any visa, residence permit, or citizenship rights whatsoever, so treat any claims of "property purchase equals residency" as a myth unless an official immigration program is explicitly published by the Cameroonian government.
The main practical challenge non-resident buyers face is coordinating the money transfer through Cameroonian banking requirements and ensuring all documents are properly apostilled or legalized for use in Cameroon, which can add weeks to the process if not planned ahead.
Can US citizens own land in Cameroon?
US citizens can own land in Cameroon, but the strongest legal protection comes from buying property that already has a valid land title (titre foncier), which is the registered certificate that proves private ownership under Cameroonian law.
The difference between freehold and leasehold in Cameroon matters a lot: titled land (titre foncier) gives you ownership similar to freehold that you can sell, inherit, or mortgage, while land without a title or land classified as state/national land typically requires a concession or long-term lease arrangement that must be endorsed by the Minister of Lands.
Geographic restrictions apply to foreigners buying land in Cameroon: border regions, areas near military installations, and zones designated for national security purposes are completely off-limits to foreign ownership, and customary or communal lands in rural areas involve complex traditional authority approvals that add significant time and risk.
If you want to go into more details, we also have a page detailing everything about buying land in Cameroon.
What documents will I need to buy in Cameroon?
To purchase property in Cameroon as a US citizen, you will typically need your valid passport (with entry stamps if you visited in person), proof of address, bank statements showing proof of funds, the property's land title certificate, the notarized sale deed, and any marriage certificate if buying jointly with a spouse.
Yes, a local tax identification number (NUI) is required for foreign buyers in Cameroon because you cannot pay the registration duties and complete closing formalities at the notary without it; the Cameroon tax authority (DGI) offers an e-registration system to help you obtain this number relatively quickly.
A local Cameroonian bank account is not strictly mandatory by law, but it is highly recommended because it makes paying local fees, duties, and taxes much simpler and provides a clean money trail that satisfies both the notary's due diligence and foreign exchange compliance requirements.
Proof of funds documentation from your US bank showing the source and availability of purchase funds is typically required, and while a formal local address is not always mandatory, having a contact address in Cameroon (even through your notary or representative) facilitates communication with government offices.
We have a whole section dedicated to all the documents you need in our Cameroon property pack.
Can a foreign-owned company buy property in Cameroon?
Yes, foreign-owned companies that are properly registered in Cameroon can purchase residential property, and the US State Department confirms that Cameroon's investment law does not discriminate against foreign ownership of business assets including real estate.
Some Americans do use locally registered company structures to hold property in Cameroon, particularly for rental investments or when multiple family members want to share ownership, with the most common entity types being SARL (similar to an LLC) or SA (similar to a corporation) formed under OHADA regional business law.
Owning property through a company does not automatically lower your taxes in Cameroon and can actually increase your compliance burden because the company must file annual accounts, pay corporate taxes on any rental income, and meet ongoing regulatory requirements that individual owners avoid.
The main drawback of company ownership for residential property in Cameroon is the added cost and complexity: you need to form and maintain the company, file annual reports, potentially pay corporate taxes, and deal with more paperwork at both purchase and eventual sale compared to buying as an individual.
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What taxes and fees will I pay in Cameroon in 2026?
What are buyer taxes in Cameroon in 2026?
As of early 2026, total buyer taxes on a residential property purchase in Cameroon typically run between 10% and 15% of the purchase price, so for a 100 million XAF apartment (approximately $160,000 USD or 150,000 EUR), you should budget 10 to 15 million XAF ($16,000 to $24,000 USD or 15,000 to 22,500 EUR) just for taxes.
The main tax components include the registration and transfer duty at 10% for urban built property (this is the largest single expense), plus stamp duties and land registry fees that add another 1% to 3% depending on the specific transaction structure and property value.
Buyer tax rates in Cameroon do not formally differ between foreigners and locals for the same property type, but foreign buyers often end up at the higher end of the cost range because of additional documentation requirements and the ministerial endorsement process that can involve extra administrative fees.
If you want to go into more details, we also have a page detailing all the property taxes and fees in Cameroon.
What are other closing costs in Cameroon in 2026?
As of early 2026, other closing costs beyond taxes typically add 3% to 6% of the purchase price in Cameroon, so for a 100 million XAF property (approximately $160,000 USD or 150,000 EUR), budget an additional 3 to 6 million XAF ($4,800 to $9,600 USD or 4,500 to 9,000 EUR) for non-tax closing expenses.
The main closing cost categories include notary fees at 1% to 3% of the purchase price (3 to 5 million XAF or $4,800 to $8,000 USD for a typical urban apartment), land registry and administrative fees at around 0.5% to 1%, and survey or technical file updates that can cost 500,000 to 2 million XAF ($800 to $3,200 USD) if the property records need clarification.
Agent commissions in Cameroon are often negotiable and typically paid by the seller, but buyers should clarify this upfront; legal review fees beyond the notary's standard charges are optional but recommended for foreign buyers who want an independent verification of the title and contract terms.
The single closing cost item that most surprises foreign buyers in Cameroon is the requirement to have all documents in perfect order before the notary will proceed, which can mean paying for unexpected surveys, boundary clarifications, or title corrections that the seller should have handled but did not.
Are there hidden fees foreigners miss in Cameroon right now?
Foreign buyers in Cameroon commonly overlook an additional 2 to 5 million XAF ($3,200 to $8,000 USD or 3,000 to 7,500 EUR) in unexpected fees that arise during the purchase process, particularly when the property file is not perfectly in order or when intermediary "facilitation" fees are requested.
The top three hidden fees that foreign buyers most often fail to budget for include: file cleanup costs when the land title or registration trail is incomplete (often 1 to 3 million XAF), international wire transfer and foreign exchange compliance costs (typically $100 to $500 USD per transfer plus unfavorable conversion rates), and "urgent processing" fees requested by intermediaries that may or may not be legitimate.
After purchase, foreign property owners in Cameroon often underestimate ongoing annual costs including the property tax (Taxe sur la Propriete Fonciere) at 0.1% of assessed value (or progressive rates for high-value properties under the 2026 Finance Law), building maintenance or condominium fees if applicable, and security costs that are common in urban areas.
Getting surprised by hidden fees is one of the pitfalls people face when buying real estate 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.
Can I get a mortgage as a US citizen in Cameroon in 2026?
Do banks lend to US citizens in Cameroon in 2026?
As of early 2026, yes, mortgages are available in Cameroon and major banks like BICEC actively market "credit immobilier" (mortgage) products that foreigners including US citizens can technically apply for, though approval depends heavily on your documentation and relationship with the bank.
US citizens generally receive the same treatment as other foreign nationals when applying for mortgages in Cameroon, which means more documentation requirements, stricter income verification, and often higher down payment expectations compared to Cameroonian residents with local employment.
The main reason some Cameroonian banks are hesitant to lend to American borrowers specifically is the added compliance burden from FATCA (the US Foreign Account Tax Compliance Act), which requires foreign banks to report US account holders to the IRS and creates extra paperwork that smaller banks may prefer to avoid.
The typical approval rate or success likelihood for US citizens applying for property loans in Cameroon is difficult to quantify publicly, but anecdotal evidence suggests that non-residents with well-documented income and a larger down payment (30% or more) have reasonable chances at established banks with retail mortgage operations.
There is a full document dedicated to mortgage for foreigners in our pack covering the property buying process in Cameroon.
What down payment do American people need in Cameroon in 2026?
As of early 2026, US citizens typically need a minimum down payment of 20% to 30% if they have local income or strong banking relationships in Cameroon, or 30% to 40% if they are non-residents relying on US income; for a 100 million XAF property (approximately $160,000 USD or 150,000 EUR), that means bringing 30 to 40 million XAF ($48,000 to $64,000 USD or 45,000 to 60,000 EUR) in cash.
The typical down payment range for foreign buyers in Cameroon runs from 20% at the absolute minimum (for the best-qualified applicants with local income and collateral) up to 50% for non-residents or buyers the bank considers higher risk due to income verification challenges.
Yes, a larger down payment significantly improves your mortgage terms in Cameroon: banks will offer lower interest rates, longer repayment terms, and faster approval when you bring 40% or more down because it reduces their risk on a borrower they cannot easily pursue if payments stop.
You can also read our latest update about mortgage and interest rates in Cameroon.
What interest rates do US citizens get in Cameroon in 2026?
As of early 2026, typical mortgage interest rates for US citizens in Cameroon range from 10% to 14% per year for standard bank mortgages, with the exact rate depending on your down payment size, income stability, the bank's assessment of risk, and whether your employer has a salary domiciliation agreement with the lender.
Interest rates for foreign buyers in Cameroon are generally similar to or slightly higher than rates offered to local residents, because banks price in the additional documentation complexity, cross-border enforcement risk, and the fact that a non-resident borrower is harder to pursue if they default.
Fixed-rate mortgages are more common for foreign buyers in Cameroon because they provide payment certainty, with typical terms of 10 to 15 years; variable-rate products exist but are less frequently offered to non-residents who may not be able to absorb payment increases as easily as local borrowers.
The single factor that has the biggest impact on the interest rate a US citizen will be offered in Cameroon is your down payment size: bringing 40% or more down can reduce your rate by 1 to 2 percentage points compared to a minimum down payment buyer, because it dramatically reduces the bank's exposure.
Can I use US income to qualify in Cameroon right now?
Banks in Cameroon will sometimes accept US-sourced income for mortgage qualification, but expect friction because verifying and valuing foreign income is more complex for local underwriters, and most banks strongly prefer applicants with locally paid salaries they can verify through Cameroonian employers.
Documentation of US income that Cameroonian banks typically require includes two to three years of US tax returns, recent pay stubs or employment contracts, bank statements showing consistent deposits, and often a letter from your employer confirming your position, salary, and employment stability.
If standard US documentation is insufficient, some Cameroon banks will accept alternative income verification such as audited financial statements for self-employed applicants, rental income documentation from US properties, or a larger down payment that reduces the bank's reliance on your income qualification altogether.
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How do US taxes interact with owning property in Cameroon?
Do I have to declare the property to the IRS from Cameroon?
Owning foreign real estate in Cameroon by itself is not a standalone IRS reporting requirement, but you must report any rental income you earn from the property on your US tax return because the United States taxes its citizens on worldwide income regardless of where it is earned.
If you generate rental income from your Cameroon property, you report it on Schedule E of your Form 1040, and if you sell the property at a gain, you report that capital gain on Schedule D; the property ownership itself does not trigger a specific IRS form unless you have related foreign financial accounts.
Simply owning property in Cameroon does not trigger IRS reporting, but the moment you earn rental income, sell at a profit, or open foreign bank accounts to manage the property, various reporting obligations kick in that you must handle correctly to avoid penalties.
Will I pay tax twice in the US and Cameroon in 2026?
As of early 2026, there is a real risk of paying taxes in both countries because the US taxes its citizens on worldwide income and Cameroon taxes rental income and property gains earned within its borders, but practical relief mechanisms exist to reduce or eliminate actual double taxation.
There is no bilateral income tax treaty between the United States and Cameroon, which means you cannot rely on treaty provisions to automatically eliminate double taxation; the IRS treaty list confirms Cameroon is not a treaty partner.
The Foreign Tax Credit (IRS Form 1116) is the main tool American property owners use to offset taxes paid in Cameroon against their US tax liability, allowing you to claim a credit for qualifying foreign income taxes so you do not pay twice on the same rental income or capital gains.
Property taxes paid in Cameroon (the Taxe sur la Propriete Fonciere) are generally not directly deductible on US federal tax returns for most individual taxpayers after recent US tax law changes, but income taxes paid to Cameroon on rental income can typically qualify for the Foreign Tax Credit.
Do I need FATCA reporting when buying in Cameroon?
Yes, FATCA (Foreign Account Tax Compliance Act) reporting may be required once you hold foreign financial accounts or certain foreign financial assets connected to your Cameroon property purchase, such as a Cameroonian bank account used to pay taxes, receive rent, or manage property expenses.
The specific FATCA thresholds that trigger Form 8938 reporting depend on your filing status and residence: unmarried taxpayers living in the US must file if foreign financial assets exceed $50,000 at year-end or $75,000 at any point during the year, with higher thresholds for married filers and US taxpayers living abroad.
FATCA (Form 8938) and FBAR (FinCEN Form 114) are separate requirements: FBAR applies if your aggregate foreign account balances exceed $10,000 at any time during the year and is filed with FinCEN, while Form 8938 covers a broader range of specified foreign financial assets and is filed with your tax return to the IRS.
Consulting a US CPA before buying property in Cameroon is strongly recommended, and the key questions to ask include: what are my reporting obligations for the Cameroon bank account I will need, how do I claim the Foreign Tax Credit on rental income, and what records should I keep from day one to stay compliant?
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.
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 |
|---|---|---|
| MINDCAF (Ministry of State Property, Surveys & Land Tenure) | Official ministry running land administration in Cameroon. | We used it to anchor the official fee schedule for land registration including the key duty rates. We cross-checked these fees against tax code and procedural sources. |
| eRegulations Yaounde | Government portal citing laws and decrees for each step. | We used it to map the real-world buying steps from notary to land registry. We triangulated its legal citations with the original ordinances. |
| FAOLEX (FAO) Land Tenure Ordinance 74-1 | International legal database hosting primary legislation. | We used it for the core land-tenure rules and the concept of titled vs other land categories. We cross-checked with ministry guidance. |
| US State Department Investment Climate Statement | Official US government publication on Cameroon's investment environment. | We used it to confirm foreign ownership rights and the absence of a US-Cameroon tax treaty. We kept it secondary to Cameroon's own laws. |
| DGI (Cameroon Tax Authority) | Official tax authority guidance site for taxpayers. | We used it to define the annual property tax and where it applies. We combined it with the tax code for a practical checklist. |
| BICEC (Commercial Bank) | Major local bank describing actual mortgage products. | We used it to validate that mortgages are offered to individuals. We paired it with central bank sources to estimate realistic pricing. |
| BEAC (Central Bank of Central African States) | Regional central bank setting policy rates. | We used it to anchor the interest-rate environment feeding into mortgage pricing. We triangulated with World Bank indicators. |
| IRS Treaty List | Official US tax authority list of treaties. | We used it to confirm there is no US-Cameroon income tax treaty. We cross-checked with State Department notes. |
| FinCEN (FBAR Requirements) | US Treasury bureau responsible for FBAR rules. | We used it for the $10,000 reporting threshold and filing requirements. We connected it to practical bank account needs in Cameroon. |
| PwC Cameroon Tax Summary | Professional services firm providing standardized tax guidance. | We used it to cross-check property tax rates and registration duty percentages against official sources. |
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