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 can be highly rewarding with rental yields ranging from 5% to 8.8%, but success depends heavily on choosing the right location and understanding the market dynamics. Urban centers like Douala and Yaoundé offer the best liquidity and highest yields, while emerging cities like Kribi and Buea present excellent growth potential for long-term investors.
If you want to go deeper, you can check our pack of documents related to the real estate market in Cameroon, based on reliable facts and data, not opinions or rumors.
Cameroon's property market shows strong fundamentals with steady 3-7% annual growth in urban areas and rental yields up to 8.8% in prime locations.
However, regional instability in Anglophone areas and high transaction costs of 18-25% require careful consideration of location and timing.
| Key Factor | Urban Centers (Douala/Yaoundé) | Emerging Cities (Kribi/Buea) | Rural Areas |
|---|---|---|---|
| Average Price per m² | $1,851 city center / $694 outskirts | XAF 3.5-5 million for 500m² plot | XAF 1.5-3 million for 500m² plot |
| Rental Yield | 6.1% - 8.8% | 5% - 7% | 4% - 6% |
| Time to Sell | 3-6 months | 4-8 months | 9-12 months |
| Growth Potential | Moderate (established markets) | High (infrastructure development) | Low to moderate |
| Transaction Costs | 18-25% of purchase price | 15-20% of purchase price | 12-18% of purchase price |
| Best for | Rental income, liquidity | Capital appreciation, growth | Low-cost entry, local living |
How much does land and housing cost in different parts of Cameroon right now?
Property prices in Cameroon vary dramatically by location, with urban centers commanding premium rates while rural areas remain highly affordable as of September 2025.
In Douala and Yaoundé, city center apartments average $1,851 per m² (1,100,000 XAF/m²), making these among the most expensive markets in Central Africa. Outside the city centers, prices drop significantly to approximately $694 per m² (412,000 XAF/m²), offering better value for money while maintaining urban amenities.
Secondary cities present much more affordable options with strong growth potential. In Buea, a 500 m² land plot costs between XAF 3.5-5 million, while similar plots in Kumba range from XAF 2-3.5 million. In northern cities like Garoua, land costs even less at XAF 1.5-2.2 million for comparable plots.
Rural areas offer the lowest entry points, with land plots often available for under XAF 2 million, though infrastructure and resale liquidity are limited.
It's something we develop in our Cameroon property pack.
What are the typical price differences between urban areas like Douala or Yaoundé and smaller towns or rural regions?
The price gap between urban and rural markets in Cameroon is substantial, often representing a 3-5x difference in land values and 2-3x difference in housing costs.
Urban apartments in Douala and Yaoundé city centers cost around XAF 1.85 million per m², while similar quality housing in secondary cities like Buea or Bamenda typically costs XAF 600,000-900,000 per m². Rural areas see even lower prices, with basic housing often available for XAF 300,000-500,000 per m².
For land purchases, the differences are even more pronounced. Central Douala plots can exceed XAF 10 million for modest 500 m² lots, while similar-sized plots in smaller towns like Kumba or Garoua cost XAF 2-3.5 million. Rural agricultural land may cost as little as XAF 50,000-200,000 per hectare in remote areas.
These price differentials reflect infrastructure quality, job opportunities, and access to services, with urban areas commanding premiums for their connectivity and amenities.
How do prices vary by property type — apartments, single-family homes, or land plots?
| Property Type | Urban Centers (Douala/Yaoundé) | Secondary Cities | Rural Areas |
|---|---|---|---|
| 1-Bedroom Apartment | XAF 40-60 million (city center) | XAF 15-25 million | XAF 8-15 million |
| 3-Bedroom Apartment | XAF 80-120 million (city center) | XAF 35-55 million | XAF 20-35 million |
| Single-Family Home (3BR) | XAF 100-180 million | XAF 45-80 million | XAF 25-50 million |
| Land Plot (500 m²) | XAF 8-15 million | XAF 2-5 million | XAF 0.5-2 million |
| Commercial Land (per m²) | XAF 25,000-40,000 | XAF 8,000-15,000 | XAF 2,000-6,000 |
What are the short-term costs you should expect beyond purchase price, like taxes, notary fees, or registration?
Transaction costs in Cameroon are significant and should be factored into your budget, typically ranging from 18-25% of the purchase price for urban properties.
Government taxes represent the largest component, usually accounting for 10-15% of the property value through VAT, registration duties, and other official fees. These rates are standardized across the country but may vary slightly based on property type and value.
Notary fees and legal costs add another 6-10% to the transaction, covering document preparation, legal verification, and official registration processes. These professionals are essential for ensuring clear title transfer and legal compliance.
Registration fees with the land registry typically cost 2-4% of the property value, securing your legal ownership and protecting against future disputes. Additional costs may include surveying fees (XAF 200,000-500,000), property inspections, and bank charges if financing is involved.
Smaller towns often have slightly lower transaction costs, ranging from 15-20%, as some fees are based on absolute amounts rather than property value percentages.
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What kind of rental income could you realistically expect in the short term if you bought today?
Rental yields in Cameroon are attractive compared to many African markets, with urban properties offering the strongest returns as of September 2025.
Douala and Yaoundé deliver the highest rental yields, ranging from 6.1% to 8.8% annually for well-located apartments. A typical city center one-bedroom apartment renting for XAF 456,188 per month can generate over XAF 5.4 million annually, providing strong cash flow for investors.
Secondary cities like Buea and Kribi offer rental yields of 5-7%, slightly lower than major urban centers but with better long-term growth prospects. These markets are experiencing increased demand as urban congestion drives people to seek alternatives with better quality of life.
Rural areas typically provide rental yields of 4-6%, primarily serving local populations with limited rental demand from urban professionals or expatriates. However, some tourist destinations like coastal areas near Kribi can achieve higher seasonal rates.
Rental income is generally collected in local currency (XAF), though some premium properties in expatriate areas may command partial payment in foreign currency.
How has property value in Cameroon changed over the past 5 to 10 years, and what does that suggest for the medium term?
Cameroon's property market has demonstrated consistent growth over the past decade, with urban areas experiencing steady annual appreciation of 3-7% despite regional challenges.
The most significant growth has occurred in emerging cities like Kribi and Buea, where infrastructure development and economic diversification have driven property values up by 8-12% annually in some areas. Port expansion in Kribi and tech sector growth in Buea have created new demand centers outside traditional urban hubs.
Douala and Yaoundé have seen more moderate but steady growth of 4-6% annually, supported by consistent urbanization and economic development. However, market saturation in prime areas has begun to slow appreciation rates compared to the early 2010s.
The sector is projected to expand by 5.04% annually through 2029, driven by Cameroon's urbanization rate increasing from 56.5% currently to a target of 70% by 2050. This demographic shift will continue supporting property demand, particularly in well-connected secondary cities.
Political instability in Anglophone regions has created localized price depressions, redirecting investment capital toward stable areas and potentially creating future opportunities once stability returns.
What are the main economic or political risks that could affect property values over the next 5 to 15 years?
Regional instability remains the primary risk factor for Cameroon's property market, with ongoing tensions in Northwest and Southwest regions having displaced over 500,000 people and significantly impacted local property values.
Economic concentration in Douala and Yaoundé creates vulnerability to market saturation, as rising congestion and infrastructure strain may limit future growth in these traditional investment hubs. However, government infrastructure projects in secondary cities could redistribute growth more evenly across the country.
Currency stability presents another risk, as the CFA franc's peg to the Euro exposes the market to European economic fluctuations. Property values could be affected by significant currency devaluations or regional monetary policy changes.
Cameroon's GDP growth rate of 4.3-4.5% supports property market stability, but economic diversification away from oil and commodity dependence remains crucial for long-term market health. Infrastructure development programs and economic zones could significantly boost property values in targeted areas.
Climate change and environmental factors may increasingly affect coastal properties, particularly around Douala and Kribi, requiring consideration of flood risks and sea-level changes in long-term investment planning.
How easy is it to resell a property in different areas, and what's the average time it takes to sell?
Property liquidity in Cameroon varies significantly by location, with urban centers offering the fastest resale times and rural areas requiring considerably longer marketing periods.
Douala and Yaoundé provide the most liquid markets, with well-priced properties in desirable neighborhoods typically selling within 3-6 months. High demand for quality housing from professionals, expatriates, and investors ensures relatively quick turnover, especially for apartments and modern homes.
Emerging cities like Kribi and Buea are developing stronger resale markets, with average selling times of 4-8 months as buyer pools expand. These markets benefit from growing local economies and increased investment interest, though they remain more limited than major urban centers.
Rural areas and smaller towns present the greatest liquidity challenges, often requiring 9-12 months or longer to complete sales. Limited buyer pools, weaker infrastructure, and lower incomes in these areas restrict demand to primarily local purchasers.
Property condition, pricing strategy, and local market knowledge significantly impact resale speed across all areas. Properties priced competitively with good maintenance records sell fastest regardless of location.
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 financing options exist for locals and for foreigners, and how do interest rates compare?
Financing options in Cameroon are more accessible for local residents, with foreign buyers facing additional requirements and higher interest rates.
Local residents can access mortgage financing at approximately 13% annual interest rates from major banks like Afriland First Bank, SGBC, and UBA Cameroon. These rates are relatively high by international standards but stable within the regional context.
Foreign buyers face more complex financing requirements, with most banks requiring proof of local residency, employment, or business partnerships. Down payment requirements for non-residents typically range from 20-40% of the property value, compared to 10-20% for locals.
Alternative financing options are emerging through microfinance institutions and specialized property developers, particularly in growth areas like Buea and Kribi. These sources may offer more flexible terms and lower rates (10-12%) but often involve smaller loan amounts and shorter terms.
Some new residential developments offer developer financing with payment plans allowing buyers to spread costs over 2-5 years, though these arrangements typically carry higher overall costs than traditional banking.
Which neighborhoods or cities are considered up-and-coming where property values might grow fastest?
1. **Kribi**: Port expansion and industrial development are driving the strongest property price growth in Cameroon, with new infrastructure projects creating substantial demand for housing and commercial space.2. **Buea**: Tech sector development and educational institutions are boosting property values, while diaspora investment from Cameroonian overseas communities provides additional capital flow.3. **Bonamoussadi (Douala)**: This emerging residential district offers modern infrastructure and is experiencing rapid gentrification, making it one of the fastest-appreciating neighborhoods in Douala.4. **Nkolbisson (Yaoundé)**: New residential developments and improved connectivity are transforming this area into a premium residential zone with strong growth potential.5. **Limbe**: Tourism development and proximity to offshore oil activities are creating new economic opportunities and driving property demand in this coastal city.These areas benefit from specific economic drivers, infrastructure investment, and demographic trends that position them for above-average property appreciation over the next 5-10 years.
If your main goal is to live there, what areas offer the best balance between cost, infrastructure, and safety?
For residential living, the best balance of affordability, amenities, and security varies depending on your lifestyle preferences and budget constraints.
Emerging districts in Douala like Bonamoussadi and newer areas of Akwa offer modern infrastructure, reliable utilities, and good security while remaining more affordable than established premium neighborhoods. These areas provide urban amenities with better value for money.
In Yaoundé, neighborhoods like Bastos and parts of Nkolbisson deliver excellent infrastructure and safety standards, though at higher cost. Mid-range areas like Emombo and Ekounou offer good compromises between cost and quality of life.
For those seeking lower costs with acceptable infrastructure, secondary cities like Buea, Limbe, and Kribi provide attractive alternatives. These locations offer cleaner environments, lower living costs, and growing infrastructure while maintaining safety standards.
Coastal areas near Kribi and Limbe appeal to those prioritizing lifestyle and climate, offering beachfront living with developing infrastructure and moderate costs compared to urban centers.
It's something we develop in our Cameroon property pack.
If your goal is investment, what property type and location gives the strongest medium-to-long-term return?
For investment purposes, land plots and development projects in fast-growing secondary cities offer the strongest long-term returns, while rental apartments in urban centers provide the best immediate cash flow.
Land investments in Kribi, Buea, and emerging areas of Douala/Yaoundé present the highest appreciation potential, with some areas experiencing 10-15% annual growth as infrastructure development increases accessibility and demand. These investments require patience but offer substantial capital gains over 5-10 year periods.
Rental apartments in established urban areas like Douala and Yaoundé provide steady income streams with yields of 6.1-8.8%, making them ideal for investors seeking regular cash flow. Mid-market housing (2-3 bedroom apartments) offers the best balance of rental demand and appreciation potential.
Mixed-use commercial properties in growing cities like Buea and Kribi combine rental income potential with capital appreciation, particularly for ground-floor retail with residential units above. These properties benefit from economic diversification and population growth in emerging markets.
Avoid rural properties for investment unless you have specific local knowledge, as these typically offer limited appreciation and poor liquidity despite low entry costs.
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.
Cameroon's property market offers compelling opportunities for both investors and residents, with strong rental yields and steady appreciation in urban centers.
Success requires careful location selection, understanding transaction costs, and considering regional stability factors when making investment decisions.
Sources
- TheAfricanVestor - Cameroon Price Forecasts
- Sakshiblogs - Cameroon Real Estate Market Evolution
- Simtrade - Cameroonian Real Estate Market
- TheAfricanVestor - Cameroon Real Estate Foreigner Tips
- Lincoln Institute - Land Policy Report
- TheAfricanVestor - Cameroon Real Estate Trends
- Trading Economics - Cameroon Agricultural Land Data
- World Bank - Cameroon Data