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 residential property market in 2026 offers real opportunities for foreign buyers, but the risks are also real, and paperwork matters more than the neighborhood you choose.
We constantly update this blog post to reflect the latest data on prices, yields, and neighborhood performance across Cameroon's key cities.
Whether you want rental income from Douala's professional tenants or long-term appreciation in Yaoundé's embassy districts, this guide gives you evidence-backed answers.
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.
What's the Current Real Estate Market Situation by Area in Cameroon?
Which areas in Cameroon have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas for residential property in Cameroon are Bonapriso in Douala, Bastos in Yaoundé, and the Hippodrome district in Yaoundé, where prices reflect strong expat demand and the scarcity of properly titled properties.
In these premium Cameroon neighborhoods, typical sale prices range from 900,000 to 1,400,000 XAF per square meter for well-maintained, titled properties with security features and backup power.
Each of these high-priced areas commands premium prices for specific reasons that go beyond just location:
- Bonapriso (Douala): highest concentration of expat-standard housing with reliable utilities and 24-hour security services.
- Bastos (Yaoundé): proximity to embassies and international organizations creates steady demand from diplomatic staff.
- Hippodrome (Yaoundé): central accessibility combined with quiet residential streets and titled apartment stock.
Which areas in Cameroon have the most affordable property prices in 2026?
As of early 2026, the most affordable areas for residential property in Cameroon include Bonaberi and Logpom in Douala, plus Odza and Nkolbisson on the outskirts of Yaoundé, where prices drop significantly compared to central districts.
In these more affordable Cameroon neighborhoods, typical sale prices range from 250,000 to 500,000 XAF per square meter for titled, usable residential properties.
The main trade-offs in these lower-priced areas vary by location: Bonaberi requires crossing the Wouri River, which adds commute time and traffic frustration; Logpom often has inconsistent road quality and drainage issues; Odza and Nkolbisson can suffer from unreliable utilities and longer distances to employment centers in central Yaoundé.
You can also read our latest analysis regarding housing prices in Cameroon.
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.
Which Areas in Cameroon Offer the Best Rental Yields?
Which neighborhoods in Cameroon have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods with the highest gross rental yields in Cameroon are Bonamoussadi and Makepe in Douala, plus Mfandena and Nlongkak in Yaoundé, where yields typically range from 7% to 10% gross.
Across Cameroon as a whole, typical gross rental yields for investment properties range from about 5% in prime luxury areas up to 10% or more in upper-middle professional districts, though the higher yields come with more management complexity.
These top-yielding neighborhoods deliver higher returns because rents stay resilient while purchase prices remain below the luxury premium:
- Bonamoussadi (Douala): deep tenant pool of corporate staff and professionals keeps vacancy low without Bonapriso prices.
- Makepe (Douala): improving building stock attracts young professionals willing to pay for quality at mid-range rates.
- Mfandena (Yaoundé): central location near government offices ensures steady civil service and NGO tenant demand.
- Nlongkak (Yaoundé): good transport access and services attract professional tenants at prices below Bastos rates.
Finally, please note that we cover the rental yields in Cameroon here.
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Which Areas in Cameroon Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Cameroon perform best on Airbnb in 2026?
As of early 2026, the neighborhoods that perform best on Airbnb in Cameroon are Bonapriso and Bonanjo in Douala, plus Bastos and Hippodrome in Yaoundé, where business travelers and visiting professionals drive most of the demand.
In these top-performing Cameroon neighborhoods, monthly Airbnb revenue typically ranges from about 800,000 to 1,000,000 XAF for well-equipped units, though Yaoundé slightly outperforms Douala with average monthly revenue around 1,700 USD compared to Douala's 1,300 USD.
Each of these neighborhoods outperforms others for short-term rentals because of specific demand drivers:
- Bonapriso (Douala): centrality and perceived safety make it the default choice for business visitors to Cameroon's economic hub.
- Bonanjo (Douala): proximity to port administration and corporate offices attracts short-stay business guests.
- Bastos (Yaoundé): embassy and NGO visitors need accommodation near their meetings in the diplomatic quarter.
- Hippodrome (Yaoundé): central accessibility and event traffic from government functions drive bookings.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Cameroon.
Which tourist areas in Cameroon are becoming oversaturated with short-term rentals?
The tourist areas in Cameroon most at risk of short-term rental oversaturation are the Kribi beachfront strips along the main coastal road, certain Limbe seafront clusters near the beach access points, and the most obvious tourist-facing blocks in central Kribi town.
In these potentially oversaturated areas, dozens of similar studio and one-bedroom units compete for the same weekend and holiday traffic, with Kribi alone seeing clusters of 20 to 30 comparable listings within walking distance of each other.
The main sign of oversaturation in these Cameroon coastal markets is that average daily rates have stopped rising even as new listings appear, meaning supply is growing faster than demand, especially outside peak holiday weekends when occupancy drops sharply.
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 Areas in Cameroon Are Best for Long-Term Rentals?
Which neighborhoods in Cameroon have the strongest demand for long-term tenants?
The neighborhoods with the strongest long-term tenant demand in Cameroon are Bonapriso and Bonamoussadi in Douala, plus Bastos and Mfandena in Yaoundé, where professional employment hubs create consistent year-round rental demand.
In these high-demand Cameroon neighborhoods, well-maintained properties with proper documentation typically rent within two to four weeks, and vacancy rates for quality units stay below 10% annually.
The tenant profiles driving demand vary by neighborhood:
- Bonapriso (Douala): expat executives, NGO staff, and senior corporate managers on housing allowances.
- Bonamoussadi (Douala): mid-level professionals, SME owners, and young families with dual incomes.
- Bastos (Yaoundé): diplomatic staff, international organization employees, and government consultants.
- Mfandena (Yaoundé): civil servants, local professionals, and service-sector managers.
The key amenity that makes these neighborhoods especially attractive to long-term tenants in Cameroon is reliable infrastructure: backup power generators, water storage tanks, secure parking, and good road access are not luxuries but essential features that justify premium rents.
Finally, please note that we provide a very granular rental analysis in our property pack about Cameroon.
What are the average long-term monthly rents by neighborhood in Cameroon in 2026?
As of early 2026, average long-term monthly rents in Cameroon's main neighborhoods range from about 150,000 XAF in peripheral areas up to 2,000,000 XAF or more for premium houses in Bastos, with most professional-grade apartments falling between 300,000 and 900,000 XAF.
In the most affordable Cameroon neighborhoods like Logpom, Odza, and outer Emana, entry-level one to two bedroom apartments typically rent for 150,000 to 350,000 XAF per month.
In mid-range Cameroon neighborhoods like Bonamoussadi, Makepe, Mfandena, and Nlongkak, typical two to three bedroom apartments rent for 350,000 to 800,000 XAF per month.
In premium Cameroon neighborhoods like Bonapriso, Bastos, and Hippodrome, high-end apartments and houses rent for 700,000 to 2,000,000 XAF or more per month, depending on size and amenities.
You may want to check our latest analysis about the rents in Cameroon here.
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Which Are the Up-and-Coming Areas to Invest in Cameroon?
Which neighborhoods in Cameroon are gentrifying and attracting new investors in 2026?
As of early 2026, the neighborhoods in Cameroon that are gentrifying and attracting new investors include Bonamoussadi and parts of Makepe in Douala, plus Olembe and selected pockets of Nsimeyong in Yaoundé, where improving infrastructure and rising professional demand are lifting property values.
These gentrifying Cameroon neighborhoods have experienced annual price appreciation estimated at 5% to 10% over recent years, outpacing inflation as new building stock and better road access attract higher-income tenants.
Which areas in Cameroon have major infrastructure projects planned that will boost prices?
The areas in Cameroon with major infrastructure projects expected to boost property prices are the corridors around the Yaoundé bypass route, neighborhoods along the Yaoundé to Douala highway rehabilitation sections, and districts near airport improvement zones in both major cities.
Specific infrastructure projects underway or planned in Cameroon include the Yaoundé Bypass Construction (Section T3) funded by the European Investment Bank, the Yaoundé-Douala Corridor Rehabilitation supported by the African Development Bank, and World Bank transport sector improvements.
Historically in Cameroon, neighborhoods that gain significantly improved road access after major infrastructure completion have seen price increases of 15% to 30% over the following three to five years, as commute times drop and the areas become more attractive to professional tenants.
You'll find our latest property market analysis about Cameroon here.
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 Areas in Cameroon Should I Avoid as a Property Investor?
Which neighborhoods in Cameroon with lots of problems I should avoid and why?
The neighborhoods in Cameroon that foreign investors should generally avoid include areas with high land title dispute rates, flood-prone zones in low-lying Douala, and regions with ongoing security concerns in the North-West and South-West.
The main problems affecting each of these risky areas in Cameroon are distinct:
- Informal subdivision zones (various): high risk of title disputes and ownership challenges that foreigners struggle to resolve.
- Low-lying Douala pockets: repeated flooding destroys returns through repair costs, tenant turnover, and extended vacancies.
- Parts of North-West/South-West: security instability makes property management difficult and depresses both rents and resale values.
For any of these problem neighborhoods in Cameroon to become viable investment options, they would need either verified land title registries, completed drainage infrastructure, or sustained security improvements, and foreign buyers should wait for clear evidence rather than betting on promises.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Cameroon.
Which areas in Cameroon have stagnant or declining property prices as of 2026?
As of early 2026, the areas in Cameroon with stagnant or declining property prices include outer peripheral zones where promised road upgrades have not materialized, plus coastal short-term rental clusters in Kribi and Limbe where oversupply has compressed revenues.
These stagnating Cameroon markets have experienced flat or negative real price growth over the past two to three years, with some peripheral areas seeing values decline by 5% to 15% in real terms when adjusted for inflation.
The underlying causes of price stagnation vary by area:
- Outer Douala periphery: road improvements remain unfunded, so commute times have not improved and demand stays weak.
- Outer Yaoundé periphery: utility reliability issues and distance from employment centers limit tenant willingness to pay.
- Kribi beachfront clusters: too many similar short-term rental units chasing limited weekend tourism demand.
- Limbe seafront pockets: oversupply of homogeneous units has pushed average daily rates down, hurting investor returns.
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Which Areas in Cameroon Have the Best Long-Term Appreciation Potential?
Which areas in Cameroon have historically appreciated the most recently?
The areas in Cameroon that have historically appreciated the most over the past five to ten years are prime Bonapriso and Bonanjo in Douala, Bastos and Hippodrome in Yaoundé, plus upper-middle districts like Bonamoussadi and Mfandena that have seen strong percentage gains from lower starting prices.
The approximate appreciation these top-performing Cameroon areas have achieved varies by neighborhood:
- Bonapriso (Douala): estimated 40% to 60% total appreciation over the past decade, driven by scarcity of titled expat-grade stock.
- Bastos (Yaoundé): estimated 50% to 70% total appreciation, reflecting sustained diplomatic and NGO demand.
- Bonamoussadi (Douala): estimated 60% to 80% total appreciation from a lower base as the professional tenant pool expanded.
- Mfandena (Yaoundé): estimated 50% to 70% total appreciation as civil service and central-city demand intensified.
The main driver of above-average appreciation in these Cameroon areas has been the combination of persistent housing demand from stable employment centers and severe undersupply of properly titled, well-maintained residential stock.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Cameroon.
Which neighborhoods in Cameroon are expected to see price growth in coming years?
The neighborhoods in Cameroon expected to see the strongest price growth in coming years are corridors benefiting from the Yaoundé bypass and highway rehabilitation, plus upper-middle districts like Makepe and Nlongkak where improving infrastructure meets strong tenant demand.
The projected annual price growth for these high-potential Cameroon neighborhoods varies:
- Yaoundé bypass corridor neighborhoods: projected 8% to 12% annual growth as commute times improve post-construction.
- Makepe (Douala): projected 6% to 10% annual growth as building stock quality improves and tenant demand deepens.
- Nlongkak (Yaoundé): projected 6% to 9% annual growth driven by professional tenant demand and relative affordability.
- Olembe area (Yaoundé): projected 7% to 11% annual growth where public project spillovers improve road access.
The single most important catalyst expected to drive future price growth in these Cameroon neighborhoods is the completion of funded infrastructure projects that reduce commute times, because accessibility improvements consistently translate into higher rents and property values.
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 Do Locals and Expats Really Think About Different Areas in Cameroon?
Which areas in Cameroon do local residents consider the most desirable to live?
The areas in Cameroon that local residents consider most desirable to live are Bonapriso and the best pockets of Akwa in Douala, plus Bastos, Hippodrome, and Golf-adjacent areas in Yaoundé, where status, convenience, and quiet residential streets combine.
The main qualities that make these areas most desirable to locals in Cameroon are specific to each neighborhood:
- Bonapriso (Douala): security, reliable services, and proximity to quality schools and restaurants.
- Bastos (Yaoundé): prestige address with greenery, embassies nearby, and established residential character.
- Hippodrome (Yaoundé): central accessibility combined with relatively quiet streets and good apartment stock.
- Golf area (Yaoundé): green surroundings and peaceful atmosphere away from traffic congestion.
The resident demographic in these locally-preferred Cameroon areas typically includes senior professionals, established business owners, high-ranking civil servants, and families who prioritize security and school access over price.
Local preferences in Cameroon largely align with what foreign investors target, since both groups value security, infrastructure reliability, and clean land titles, though locals may also consider extended family proximity and cultural factors that matter less to foreign buyers.
Which neighborhoods in Cameroon have the best reputation among expat communities?
The neighborhoods in Cameroon with the best reputation among expat communities are Bonapriso in Douala and Bastos in Yaoundé, followed by Bonanjo in Douala and Hippodrome plus Golf-adjacent areas in Yaoundé.
The main reasons expats prefer these Cameroon neighborhoods over others include:
- Bonapriso (Douala): highest concentration of international-standard housing with security, backup power, and walkable amenities.
- Bastos (Yaoundé): proximity to embassies, international schools, and familiar retail and dining options.
- Bonanjo (Douala): business-district convenience for those working in port or corporate sectors.
- Hippodrome/Golf (Yaoundé): central location with quieter residential feel and good apartment availability.
The expat profile most commonly found in these popular Cameroon neighborhoods includes diplomatic staff, NGO workers, multinational company executives, and international consultants, often on housing allowances that allow them to prioritize quality and security over price.
Which areas in Cameroon do locals say are overhyped by foreign buyers?
The areas in Cameroon that locals commonly say are overhyped by foreign buyers are the very top-tier neighborhoods of Bonapriso and Bastos when purchased at peak prices, plus beachfront Kribi properties marketed primarily to international visitors.
The main reasons locals believe these Cameroon areas are overvalued include:
- Top-end Bonapriso: prices sometimes exceed what rental yields can justify, meaning buyers pay for status rather than returns.
- Premium Bastos: similar yield compression where foreign buyers accept lower returns for perceived safety and prestige.
- Kribi beachfront: seasonal demand and limited infrastructure mean revenue rarely matches the marketing hype.
Foreign buyers typically see international-standard amenities, perceived security, and "resort lifestyle" potential in these areas, while locals know that a well-chosen property in Bonamoussadi or Mfandena can deliver better returns with less capital at risk.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Cameroon.
Which areas in Cameroon are considered boring or undesirable by residents?
The areas in Cameroon that residents commonly consider boring or undesirable are far-periphery zones with poor road access and long commutes, plus neighborhoods with recurring flooding or drainage problems that make daily life frustrating.
The main reasons residents find these Cameroon areas boring or undesirable include:
- Outer Logpom (Douala): long commute times and inconsistent road quality make daily travel exhausting.
- Far outer Odza (Yaoundé): distance from employment centers and limited retail or social amenities.
- Flood-prone Douala pockets: recurring water damage and drainage issues create constant maintenance headaches.
- Remote Nkolbisson areas (Yaoundé): utility reliability problems and limited public transport connections.
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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 National Institute of Statistics (INS) | It's the official producer of Cameroon's national statistics. | We used it to anchor the macro backdrop via inflation and household cost pressures. We rely on it as the baseline reality-check when discussing affordability and rent pressure. |
| Bank of Central African States (BEAC) | BEAC is the regional central bank for CEMAC countries. | We used it to frame the interest-rate and credit environment that influences mortgage availability. We rely on it to explain why price growth can slow even when demand is strong. |
| International Monetary Fund (IMF) | It's the IMF's official hub for Cameroon economic surveillance. | We used it to ground the big-picture demand drivers including growth and inflation. We rely on it for risk discussion around public finance and credit conditions. |
| World Bank Cameroon Economic Update | It's a flagship World Bank publication on Cameroon's economy. | We used it to cross-check the macro story against international institution analysis. We rely on it for context on why some cities keep attracting migrants and tenants. |
| Ministry of State Property (MINDCAF) | It's the official ministry responsible for land titles in Cameroon. | We used it to anchor the legal reality that the land certificate is the core proof of ownership. We rely on it to frame due diligence steps for foreigners as non-negotiable. |
| Housing Finance Africa | It's a specialist organization publishing structured country housing profiles. | We used it to frame supply constraints affecting prices and rents. We rely on it to explain why new build and documentation premiums are common. |
| AirDNA (Douala and Yaoundé) | It's a widely used short-term rental analytics provider with consistent methodology. | We used it to quantify short-term rental demand including occupancy and revenue. We rely on it to identify where Airbnb is a real business versus just a nice story. |
| African Development Bank (AfDB MapAfrica) | It's AfDB's official project listing with dates, budgets, and scope. | We used it to identify where transport upgrades are actually funded and scheduled. We rely on it to justify infrastructure uplift claims by corridor and city. |
| European Investment Bank (EIB) | It's an official lender page describing specific infrastructure projects. | We used it to support the case for long-term accessibility improvements around Yaoundé. We rely on it to connect transport realities to neighborhood price differentiation. |
| U.S. Department of State Investment Climate Statement | It's a structured due-diligence overview used by international investors. | We used it for non-property risks that still matter for property including governance and security. We rely on it to justify why some regions deserve a higher risk discount. |
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